406 Broadway St · Oxford Junction, IA 52323

$109,000

2 bd · 2.0 ba · 1,233 sqft · SingleFamily · 224 Days on market

Built 1900 0.27 ac lot Est $99k · 11% over ↓ 16% since listing

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Why this score? — see what drove the C- 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 +17.3/30.0
• Appreciation +7.0/10.0
• DSCR +5.4/10.0
• Schools +5.2/10.0
• 1% rule +4.7/10.0
• Livability +3.1/5.0
• ARV discount +2.8/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 2 bed- 1 bath turn of the century home. Old charm with new updates! Plus, a 2-stall garage with a great yard ready for a garden or your dog. Small town affordable living in a quiet neighborhood. Centrally located between Cedar Rapids, Dubuque and the Quad Cities. Come check this place out.

Key facts

• 2-stall garage
• Centrally located
• Quiet neighborhood

Tags

• TURN OF THE CENTURY HOME
• NEW UPDATES
• 2-STALL GARAGE
• QUIET NEIGHBORHOOD
• CENTRALLY LOCATED

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half level; 1 story total; Frame construction with vinyl siding
• Construction: Frame and vinyl siding construction
• Exterior features: 0.27-acre lot (approx. 99 x 120)

Interior

• Kitchen: Refrigerator included
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Eat-in kitchen; Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $79 ($949/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (3.3% below list).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#798 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: crime C-, amenities F, commute F.
• Midland Community School District (rural): math 57% / reading 66% proficiency, ranked #231 of 289 in IA (top 80%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Midland Elementary (math 62% / reading 62%, grade B, #363 of 616 statewide, top 62%, 205 students, 51% FRL); Midland Middle/High School (math 56% / reading 67%, grade B-, #255 of 336 statewide, top 76%, 303 students, 52% FRL).
• Market conditions: 5 active listings in the ZIP; 25 units permitted in Jones County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($754 loan paydown + $4k appreciation (4.0% local appreciation)).
• Jones County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.11%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $98,640
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Broadway St	0.11mi	2/1.5	1,058 (-14%)	12mo	$85,000	$80	59

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

Projected returns pro-forma

3.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.79×
• Total profit: $23,978
• Equity at exit: $55,176

10-year hold

• IRR: 14.4%
• Equity multiple: 3.34×
• Total profit: $71,473
• Equity at exit: $90,175

Cash invested: $30,520 (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 52323

• Home prices YoY: 2.9%
• Active inventory: 5
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $79

Break-even live

Break-even rent $954

Max offer price $109,000

Occupancy floor 88%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-15
   status Pending
2. 2026-05-07
   status Active
3. 2026-04-09
   status Pending
4. 2026-01-05
   status Active
5. 2025-12-29
   historical
6. 2025-10-19
   price $109,000
7. 2025-09-26
   price $115,000
8. 2025-08-29
   listed $119,000 Active
9. 2025-08-17
   price $119,000
10. 2025-08-14
    price $119,000
11. 2025-07-07
    price $129,500
12. 2025-07-01
    price $129,500

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

Climate risk First Street

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

Taxation est. · year 1

• Rental income: $12,643
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$3,171
• Taxable loss: −$836
• Est. tax savings @ 24.0%: +$201
• After-tax cash flow: $1,150/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: Midland Community School District
• NCES district ID: 1919200
• Math proficiency: 57% ▼ -8.00%
• Reading proficiency: 66% ▼ -5.00%
• Median HH income: $48,981
• Composite: 52.19/100
• National rank: #1607
• State rank: #231 of 289 in IA

Livability — Oxford Junction

• Score: 61/100
• State rank: #798
• US rank: #18173

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oxford Junction, IA
• City population: 879
• Population (ZIP): 879

Population outlook (Jones County) Hauer SSP2

• Today (2025): 20,023 people
• By 2030: 19,702 · -1.6%
• By 2040: 19,007 · -5.1%
• By 2050: 18,396 · -8.1%
• By 2075: 17,955 · -10.3%
• By 2100: 17,448 · -12.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Italian 1%

Political lean MEDSL · Jones

• 2024 margin: Strong R (+26.3) · D 36.0% · R 62.3% · Other 1.7%
• 2008→2024 swing: -36.7pp toward R · 2008: 10.4pp · 2024: -26.3pp
• All cycles: 2024: R+26.3 2020: R+21.5 2016: R+19.4 2012: D+7.7 2008: D+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.99%
• Current HPI: 139.6963
• 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

-15.8% since first listed

12 events — show timeline

• 2026-05-15 Pending — CRAAR, CDRMLS
• 2026-05-07 Relisted — CRAAR, CDRMLS
• 2026-04-09 Pending — CRAAR, CDRMLS
• 2026-01-05 Relisted — CRAAR, CDRMLS
• 2025-12-29 Delisted — CRAAR, CDRMLS
• 2025-10-19 Price Changed $109,000 CRAAR, CDRMLS
• 2025-09-26 Price Changed $115,000 CRAAR, CDRMLS
• 2025-08-29 Listed $119,000 CRAAR, CDRMLS
• 2025-08-17 Price Changed $119,000 NEIRBR as distributed by MLS GRID
• 2025-08-14 Price Changed $119,000 CRAAR, CDRMLS
• 2025-07-07 Price Changed $129,500 NEIRBR as distributed by MLS GRID
• 2025-07-01 Price Changed $129,500 CRAAR, CDRMLS