300 E Front St · Colfax, IA 50054

$75,000

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 438 Days on market

Built 1996 8,400 sqft lot $50/sqft · 63% below area

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Why this score? — see what drove the B grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property offers great potential for investors, with significant exterior updates already completed, including all-new windows, a back sliding door, new siding, soffit, fascia, and gutters, plus a new roof installed in 2019. The interior is a blank canvas, ready for personal touches to bring it to life. Located in Colfax, it offers small-town charm with the convenience of Altoona shopping just a short drive away.

Key facts

• New siding
• Back sliding door
• Soffit

Tags

• EXTERIOR UPDATES
• NEW WINDOWS
• BACK SLIDING DOOR
• NEW SIDING
• SOFFIT
• FASCIA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#242 in IA, #4,698 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Colfax-Mingo Community School District (rural): math 59% / reading 66% proficiency, ranked #213 of 289 in IA (top 74%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 22 active listings in the ZIP; 16 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jasper County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 438 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y ago; this cycle's ask has dropped $13k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $75k implies a 88% gain — meaningful room to come down on a strong offer.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 438 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.72% ✓
• Cap rate: 14.33%
• Cash-on-cash: 28.70%
• DSCR: 2.28
• GRM: 4.9

CMA / ARV

• ARV (median comp): $204,938
• List price: $75,000
• Delta: -63.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 N Iowa St	0.12mi	3/2.0	1,458 (-4%)	8mo	$265,000	$182	81
102 E Broadway St	0.32mi	3/2.0	1,550 (+2%)	8mo	$200,000	$129	75
423 E Howard St	0.13mi	3/1.5	1,633 (+8%)	9mo	$84,900	$52	72
400 S Goodrich St	0.51mi	3/1.5	1,560 (+3%)	2mo	$248,000	$159	68
213 College Ave	0.28mi	3/2.5	1,560 (+3%)	20mo	$316,000	$203	63
208 W Washington St	0.47mi	4/1.5 (+1)	1,488 (-2%)	12mo	$167,000	$112	58
115 S Locust St	0.42mi	3/1.0	1,536 (+2%)	19mo	$26,725	$17	58
323 S West St	0.58mi	3/2.0	1,518 (+0%)	18mo	$227,431	$150	57
110 W Broadway St	0.45mi	3/1.0	1,336 (-12%)	4mo	$175,000	$131	53
119 W Washington St	0.44mi	3/2.5	1,732 (+15%)	4mo	$253,750	$147	49
500 W Washington St	0.61mi	3/2.0	1,296 (-14%)	4mo	$204,000	$157	44
300 Cedar St	0.64mi	4/2.0 (+1)	1,346 (-11%)	21mo	$350,000	$260	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.0%
• Equity multiple: 1.95×
• Total profit: $19,851
• Equity at exit: $11,183

10-year hold

• IRR: 31.0%
• Equity multiple: 3.79×
• Total profit: $58,546
• Equity at exit: $6,485

Cash invested: $21,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Iowa: 83 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; mostly landlord-friendly statewide.

Methodology + full state rankings →

ZIP-level market 50054

• Home prices YoY: -7.7%
• Active inventory: 22
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$91 /mo · $1,088/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $502

Break-even live

Break-even rent $652

Max offer price $75,000

Occupancy floor 56%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $75,000 Active 438 DOM
2. 2026-06-17
   days on market $75,000 Active 437 DOM
3. 2026-06-16
   days on market $75,000 Active 436 DOM
4. 2026-06-15
   days on market $75,000 Active 435 DOM
5. 2026-06-14
   days on market $75,000 Active 433 DOM
6. 2026-06-13
   days on market $75,000 Active 432 DOM
7. 2026-06-10
   days on market $75,000 Active 430 DOM
8. 2026-06-09
   days on market $75,000 Active 429 DOM
9. 2026-06-08
   days on market $75,000 Active 428 DOM
10. 2026-06-07
    days on market $75,000 Active 427 DOM
11. 2026-06-05
    days on market $75,000 Active 424 DOM
12. 2026-06-03
    days on market $75,000 Active 423 DOM
13. 2026-06-02
    days on market $75,000 Active 422 DOM
14. 2026-06-01
    days on market $75,000 Active 421 DOM
15. 2026-05-31
    days on market $75,000 Active 420 DOM
16. 2026-05-31
    days on market $75,000 Active 419 DOM
17. 2026-04-01
    price $75,000 420-char remark

    Show marketing remark (420 chars)

    This property offers great potential for investors, with significant exterior updates already completed, including all-new windows, a back sliding door, new siding, soffit, fascia, and gutters, plus a new roof installed in 2019. The interior is a blank canvas, ready for personal touches to bring it to life. Located in Colfax, it offers small-town charm with the convenience of Altoona shopping just a short drive away.

18. 2025-10-06
    status Active 420-char remark

    Show marketing remark (420 chars)

    This property offers great potential for investors, with significant exterior updates already completed, including all-new windows, a back sliding door, new siding, soffit, fascia, and gutters, plus a new roof installed in 2019. The interior is a blank canvas, ready for personal touches to bring it to life. Located in Colfax, it offers small-town charm with the convenience of Altoona shopping just a short drive away.

19. 2025-10-01
    historical 420-char remark

    Show marketing remark (420 chars)

    This property offers great potential for investors, with significant exterior updates already completed, including all-new windows, a back sliding door, new siding, soffit, fascia, and gutters, plus a new roof installed in 2019. The interior is a blank canvas, ready for personal touches to bring it to life. Located in Colfax, it offers small-town charm with the convenience of Altoona shopping just a short drive away.

20. 2025-08-01
    price $80,000 420-char remark

    Show marketing remark (420 chars)

    This property offers great potential for investors, with significant exterior updates already completed, including all-new windows, a back sliding door, new siding, soffit, fascia, and gutters, plus a new roof installed in 2019. The interior is a blank canvas, ready for personal touches to bring it to life. Located in Colfax, it offers small-town charm with the convenience of Altoona shopping just a short drive away.

21. 2025-04-01
    listed $88,000 Active 420-char remark

    Show marketing remark (420 chars)

    This property offers great potential for investors, with significant exterior updates already completed, including all-new windows, a back sliding door, new siding, soffit, fascia, and gutters, plus a new roof installed in 2019. The interior is a blank canvas, ready for personal touches to bring it to life. Located in Colfax, it offers small-town charm with the convenience of Altoona shopping just a short drive away.

22. 2024-03-21
    historical
23. 2024-02-23
    listed $80,000 Active
24. 2024-01-30
    historical
25. 2023-09-06
    price $90,000
26. 2023-08-03
    listed $98,000 Active
27. 2022-08-08
    soldstatus $40,000 Closed
28. 2022-07-24
    status Pending
29. 2022-07-22
    listed $50,000 Active
30. 2022-06-10
    status Pending
31. 2022-06-10
    historical
32. 2022-01-03
    listed $49,900 Active
33. 2016-02-05
    soldstatus $16,100
34. 2015-12-01
    listed $14,900
35. 2005-06-06
    listed $49,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IA · Partial reset (capped growth)

• Current annual tax: $1,088 · $91/mo
• Projected year-2 tax: $1,133 · $94/mo
• Expected delta: +$45/yr (+$4/mo · 4.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,455
• − Mortgage interest: −$4,201
• − Property taxes: −$1,088
• − Insurance: −$375
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$2,182
• Taxable income: $5,136
• Est. tax owed @ 24.0%: −$1,233
• After-tax cash flow: $4,794/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Colfax-Mingo Community School District
• NCES district ID: 1900009
• Math proficiency: 59% ▼ -2.00%
• Reading proficiency: 66% ▲ 7.00%
• Median HH income: $53,956
• Composite: 53.51/100
• National rank: #1450
• State rank: #213 of 289 in IA

Livability — Colfax

• Score: 74/100
• State rank: #242
• US rank: #4698

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colfax, IA
• City population: 3,179
• Population (ZIP): 3,179

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 36,216 people
• By 2030: 35,730 · -1.3%
• By 2040: 34,727 · -4.1%
• By 2050: 33,802 · -6.7%
• By 2075: 33,382 · -7.8%
• By 2100: 32,761 · -9.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Iranian 5% Slovak 4% Portuguese 4%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Jasper

• 2024 margin: Strong R (+27.6) · D 35.4% · R 63.0% · Other 1.5%
• 2008→2024 swing: -35.1pp toward R · 2008: 7.5pp · 2024: -27.6pp
• All cycles: 2024: R+27.6 2020: R+21.5 2016: R+18.4 2012: D+7.1 2008: D+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.08%
• Current HPI: 275.7
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.48%
• F500 in state: 4

Industry mix (Fortune 500 HQ in IA)

Industry	F500 HQs	Revenue
▸Financial Services	1	$16B
▸Retail / Convenience	1	$15B

Price history

+50.3% since first listed

19 events — show timeline

• 2026-04-01 Price Changed $75,000 DMMLS
• 2025-10-06 Relisted — DMMLS
• 2025-10-01 Listing Removed — DMMLS
• 2025-08-01 Price Changed $80,000 DMMLS
• 2025-04-01 Listed $88,000 DMMLS
• 2024-03-21 Listing Removed — DMMLS
• 2024-02-23 Listed $80,000 DMMLS
• 2024-01-30 Listing Removed — DMMLS
• 2023-09-06 Price Changed $90,000 DMMLS
• 2023-08-03 Listed $98,000 DMMLS
• 2022-08-08 Sold (MLS) $40,000 DMMLS
• 2022-07-24 Pending — DMMLS
• 2022-07-22 Listed $50,000 DMMLS
• 2022-06-10 Pending — DMMLS
• 2022-06-10 Listing Removed — DMMLS
• 2022-01-03 Listed $49,900 DMMLS
• 2016-02-05 Sold (MLS) $16,100 DMMLS
• 2015-12-01 Listed $14,900 DMMLS
• 2005-06-06 Listed $49,900 DMMLS

Property tax history

-2.7%/yr

Latest (2025): $1,088 · -13.0% YoY. Source: county tax records.