204 S 5th St · Marshalltown, IA 50158

$100,000

4 bd · 1.0 ba · 1,230 sqft · SingleFamily public records · 268 Days on market

Built 1915 0.25 ac lot $81/sqft · 15% below area Est $118k · 15% under

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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
• ARV discount +14.5/15.0
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well cared for, move in ready home sits in the heart of Marshalltown, and is ready for you! Sitting on 1/4 acre lot, this home is perfect for entertaining, gardening or just soaking up the sun. You can enjoy main floor laundry and bedroom, a large open kitchen and a covered parking spot in the carport. The main floor also features your living room, separate room for dining and a bathroom. ADT security system also included, call for details.

Key facts

• 0.25 acre lot
• Parking
• Built 1915

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $388 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 4.5% in Marshalltown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#133 in IA, #2,464 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, amenities F.
• Marshalltown Community School District (town): math 50% / reading 52% proficiency, ranked #278 of 289 in IA (top 96%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 161 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 35 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marshall County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 268 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 268 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 1915 — 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. 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: 1.36% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.62%
• DSCR: 1.74
• GRM: 6.1

CMA / ARV

• ARV (median comp): $118,302
• List price: $100,000
• Delta: -15.47%
• 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
207 S 4th St	0.06mi	3/1.0 (-1)	1,212 (-2%)	4mo	$130,000	$107	86
208 S 7th St	0.17mi	4/1.0	1,314 (+7%)	2mo	$129,900	$99	79
504 W Boone St	0.08mi	3/1.5 (-1)	1,172 (-5%)	7mo	$119,900	$102	76
7 S 5th St	0.15mi	3/1.0 (-1)	1,344 (+9%)	5mo	$90,000	$67	69
1003 W Church St	0.47mi	3/1.5 (-1)	1,232 (+0%)	9mo	$157,500	$128	64
112 N 5th St	0.35mi	4/2.0	1,081 (-12%)	7mo	$85,000	$79	54
603 Fremont St	0.38mi	3/1.5 (-1)	1,362 (+11%)	6mo	$122,000	$90	52
408 S 3rd St	0.25mi	5/2.0 (+1)	1,052 (-14%)	8mo	$177,000	$168	49
1012 W Boone St	0.50mi	3/2.0 (-1)	1,355 (+10%)	7mo	$70,000	$52	45
504 N 1st St	0.71mi	3/2.0 (-1)	1,142 (-7%)	5mo	$117,400	$103	41
107 S 12th St	0.64mi	3/1.5 (-1)	1,083 (-12%)	3mo	$145,000	$134	41
303 N 7th St	0.50mi	3/2.0 (-1)	1,398 (+14%)	7mo	$109,900	$79	39

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: 7.8%
• Equity multiple: 1.30×
• Total profit: $8,515
• Equity at exit: $14,910

10-year hold

• IRR: 17.1%
• Equity multiple: 2.40×
• Total profit: $39,288
• Equity at exit: $8,646

Cash invested: $28,000 (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 50158

• Active inventory: 161
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,356 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$117 /mo · $1,406/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $388

Break-even live

Break-even rent $865

Max offer price $100,000

Occupancy floor 66%

Sensitivity live

Price	-10% $444	-5% $416	+0% $388	+5% $360	+10% $331
Rent	-10% $281	-5% $334	+0% $388	+5% $441	+10% $495
Rate	-1.0pp $438	-0.5pp $413	base $388	+0.5pp $362	+1.0pp $336

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 Washington St Marshalltown, IA	3.0	1.0–2.0	1098	$1,262	$1.15	44d	3	0.60mi

Listing history 29 events

1. 2026-06-12
   days on market $100,000 Pending 268 DOM
2. 2026-06-09
   status $100,000 Pending 267 DOM
3. 2026-06-08
   days on market $100,000 Active 267 DOM
4. 2026-06-07
   days on market $100,000 Active 266 DOM
5. 2026-06-05
   days on market $100,000 Active 263 DOM
6. 2026-06-03
   days on market $100,000 Active 262 DOM
7. 2026-06-02
   days on market $100,000 Active 261 DOM
8. 2026-06-01
   days on market $100,000 Active 260 DOM
9. 2026-05-31
   days on market $100,000 Active 259 DOM
10. 2026-05-30
    days on market $100,000 Active 258 DOM
11. 2026-02-02
    price $100,000 450-char remark

    Show marketing remark (450 chars)

    This well cared for, move in ready home sits in the heart of Marshalltown, and is ready for you! Sitting on 1/4 acre lot, this home is perfect for entertaining, gardening or just soaking up the sun. You can enjoy main floor laundry and bedroom, a large open kitchen and a covered parking spot in the carport. The main floor also features your living room, separate room for dining and a bathroom. ADT security system also included, call for details.

12. 2026-02-02
    price $100,000

    Show marketing remark (450 chars)

    This well cared for, move in ready home sits in the heart of Marshalltown, and is ready for you! Sitting on 1/4 acre lot, this home is perfect for entertaining, gardening or just soaking up the sun. You can enjoy main floor laundry and bedroom, a large open kitchen and a covered parking spot in the carport. The main floor also features your living room, separate room for dining and a bathroom. ADT security system also included, call for details.

13. 2025-12-24
    price $110,000 450-char remark

    Show marketing remark (450 chars)

    This well cared for, move in ready home sits in the heart of Marshalltown, and is ready for you! Sitting on 1/4 acre lot, this home is perfect for entertaining, gardening or just soaking up the sun. You can enjoy main floor laundry and bedroom, a large open kitchen and a covered parking spot in the carport. The main floor also features your living room, separate room for dining and a bathroom. ADT security system also included, call for details.

14. 2025-12-24
    price $110,000

    Show marketing remark (450 chars)

    This well cared for, move in ready home sits in the heart of Marshalltown, and is ready for you! Sitting on 1/4 acre lot, this home is perfect for entertaining, gardening or just soaking up the sun. You can enjoy main floor laundry and bedroom, a large open kitchen and a covered parking spot in the carport. The main floor also features your living room, separate room for dining and a bathroom. ADT security system also included, call for details.

15. 2025-11-12
    price $115,000 450-char remark

    Show marketing remark (450 chars)

    This well cared for, move in ready home sits in the heart of Marshalltown, and is ready for you! Sitting on 1/4 acre lot, this home is perfect for entertaining, gardening or just soaking up the sun. You can enjoy main floor laundry and bedroom, a large open kitchen and a covered parking spot in the carport. The main floor also features your living room, separate room for dining and a bathroom. ADT security system also included, call for details.

16. 2025-11-12
    price $115,000

    Show marketing remark (450 chars)

    This well cared for, move in ready home sits in the heart of Marshalltown, and is ready for you! Sitting on 1/4 acre lot, this home is perfect for entertaining, gardening or just soaking up the sun. You can enjoy main floor laundry and bedroom, a large open kitchen and a covered parking spot in the carport. The main floor also features your living room, separate room for dining and a bathroom. ADT security system also included, call for details.

17. 2025-09-30
    price $119,900 450-char remark

    Show marketing remark (450 chars)

    This well cared for, move in ready home sits in the heart of Marshalltown, and is ready for you! Sitting on 1/4 acre lot, this home is perfect for entertaining, gardening or just soaking up the sun. You can enjoy main floor laundry and bedroom, a large open kitchen and a covered parking spot in the carport. The main floor also features your living room, separate room for dining and a bathroom. ADT security system also included, call for details.

18. 2025-09-30
    price $119,900

    Show marketing remark (450 chars)

    This well cared for, move in ready home sits in the heart of Marshalltown, and is ready for you! Sitting on 1/4 acre lot, this home is perfect for entertaining, gardening or just soaking up the sun. You can enjoy main floor laundry and bedroom, a large open kitchen and a covered parking spot in the carport. The main floor also features your living room, separate room for dining and a bathroom. ADT security system also included, call for details.

19. 2025-09-24
    price $124,900 450-char remark

    Show marketing remark (450 chars)

    This well cared for, move in ready home sits in the heart of Marshalltown, and is ready for you! Sitting on 1/4 acre lot, this home is perfect for entertaining, gardening or just soaking up the sun. You can enjoy main floor laundry and bedroom, a large open kitchen and a covered parking spot in the carport. The main floor also features your living room, separate room for dining and a bathroom. ADT security system also included, call for details.

20. 2025-09-13
    listed $124,000 Active 450-char remark

    Show marketing remark (450 chars)

    This well cared for, move in ready home sits in the heart of Marshalltown, and is ready for you! Sitting on 1/4 acre lot, this home is perfect for entertaining, gardening or just soaking up the sun. You can enjoy main floor laundry and bedroom, a large open kitchen and a covered parking spot in the carport. The main floor also features your living room, separate room for dining and a bathroom. ADT security system also included, call for details.

21. 2025-09-13
    listed $124,900 Active

    Show marketing remark (450 chars)

    This well cared for, move in ready home sits in the heart of Marshalltown, and is ready for you! Sitting on 1/4 acre lot, this home is perfect for entertaining, gardening or just soaking up the sun. You can enjoy main floor laundry and bedroom, a large open kitchen and a covered parking spot in the carport. The main floor also features your living room, separate room for dining and a bathroom. ADT security system also included, call for details.

22. 2024-06-14
    soldstatus $109,000
23. 2024-06-03
    soldstatus $109,000
24. 2024-05-31
    soldstatus $109,000 Closed
25. 2024-05-16
    status Pending
26. 2024-04-19
    status Active
27. 2024-04-12
    status Pending
28. 2024-04-04
    listed $109,900 Active
29. 1999-12-01
    soldstatus $40,000

ⓘ 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: $1,406 · $117/mo
• Projected year-2 tax: $1,488 · $124/mo
• Expected delta: +$82/yr (+$7/mo · 5.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $16,270
• − Mortgage interest: −$5,602
• − Property taxes: −$1,406
• − Insurance: −$500
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$2,909
• Taxable income: $3,250
• Est. tax owed @ 24.0%: −$780
• After-tax cash flow: $3,874/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: Marshalltown Community School District
• NCES district ID: 1918720
• Math proficiency: 50% ▼ -8.00%
• Reading proficiency: 52% ▬ 0.00%
• Median HH income: $47,877
• Composite: 43.41/100
• National rank: #3015
• State rank: #278 of 289 in IA

Livability — Marshalltown

• Score: 78/100
• State rank: #133
• US rank: #2464

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshalltown, IA
• County: Marshall County · 31,396 people
• City population: 31,396
• Metro: Marshalltown, IA
• Population (ZIP): 31,396
• Household income: $70,367
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 369.0

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 41,166 people
• By 2030: 41,477 · +0.8%
• By 2040: 42,548 · +3.4%
• By 2050: 44,472 · +8.0%
• By 2075: 52,719 · +28.1%
• By 2100: 60,912 · +48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 30% Two or more races 14% Asian 5% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Portuguese 3% Italian 2% Iranian 1%
• Foreign-born: 17% · Canada, Philippines, China
• Languages at home: 71% English-only · Spanish 24% Other Asian/Pacific 4% French/Haitian/Cajun 1%

Political lean MEDSL · Marshall

• 2024 margin: R (+15.6) · D 41.4% · R 57.0% · Other 1.6%
• 2008→2024 swing: -24.9pp toward R · 2008: 9.3pp · 2024: -15.6pp
• All cycles: 2024: R+15.6 2020: R+7.7 2016: R+8.5 2012: D+8.9 2008: D+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -161.80%
• Current HPI: 177.4692
• Rent YoY: —
• Metro: Marshalltown, IA
• 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

+150.0% since first listed

19 events — show timeline

• 2026-02-02 Price Changed $100,000 IAR
• 2026-02-02 Price Changed $100,000 DMMLS
• 2025-12-24 Price Changed $110,000 IAR
• 2025-12-24 Price Changed $110,000 DMMLS
• 2025-11-12 Price Changed $115,000 IAR
• 2025-11-12 Price Changed $115,000 DMMLS
• 2025-09-30 Price Changed $119,900 IAR
• 2025-09-30 Price Changed $119,900 DMMLS
• 2025-09-24 Price Changed $124,900 IAR
• 2025-09-13 Listed $124,900 DMMLS
• 2025-09-13 Listed $124,000 IAR
• 2024-06-14 Sold (Public Records) $109,000 Public Records
• 2024-06-03 Sold (Public Records) $109,000 Public Records
• 2024-05-31 Sold (MLS) $109,000 IAR
• 2024-05-16 Pending — IAR
• 2024-04-19 Relisted — IAR
• 2024-04-12 Pending — IAR
• 2024-04-04 Listed $109,900 IAR
• 1999-12-01 Sold (Public Records) $40,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,406 · +5.9% YoY. Source: county tax records.