903 S 2nd Ave · Marshalltown, IA 50158

$104,000

4 bd · 1.0 ba · 1,175 sqft · SingleFamily public records · 4 Days on market

Built 1883 7,405 sqft lot Est $174k · 40% under

---

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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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

Affordable 3-4 bedroom home located in southside location close to shopping. Newer furnace, water heater and central air. All new flooring and paint on interior. Nice fenced in back yard. Eat in kitchen. 2 bedrooms do not have a closet. Won't last! Call today!

Key facts

• 7,405 sq ft lot
• Garage
• Built 1883

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $104k).
• Cap rate 11.4% 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; 2 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 $719 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 $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $65k; list at $104k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1883 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,000

Questions for the listing agent

1. Built in 1883 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.44% ✓
• Cap rate: 11.44%
• Cash-on-cash: 18.40%
• DSCR: 1.82
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $173,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 S 2nd Ave	0.00mi	4/1.0	1,175 (0%)	1mo	$96,500	$82	99
805 S 5th Ave	0.29mi	4/2.0	1,200 (+2%)	9mo	$100,000	$83	71
208 Young St	0.06mi	3/1.0 (-1)	1,056 (-10%)	10mo	$134,900	$128	67
214 E High St	0.12mi	3/1.0 (-1)	1,008 (-14%)	4mo	$134,900	$134	62
806 Henry Dr	0.69mi	4/2.0	1,188 (+1%)	2mo	$214,500	$181	60
1025 S 8th Ave	0.57mi	3/2.0 (-1)	1,184 (+1%)	8mo	$169,900	$143	56
207 S 4th St	0.73mi	3/1.0 (-1)	1,212 (+3%)	4mo	$130,000	$107	52
209 W Ingledue St	0.49mi	3/2.0 (-1)	1,272 (+8%)	7mo	$219,000	$172	48
213 Pine St	0.37mi	3/2.0 (-1)	1,338 (+14%)	6mo	$229,900	$172	45
408 S 3rd St	0.54mi	5/2.0 (+1)	1,052 (-10%)	8mo	$177,000	$168	42
1108 Steves Ct	0.57mi	3/2.0 (-1)	1,056 (-10%)	8mo	$174,900	$166	40
1203 S 4th St	0.58mi	3/2.0 (-1)	1,048 (-11%)	10mo	$155,000	$148	38

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: 10.1%
• Equity multiple: 1.40×
• Total profit: $11,618
• Equity at exit: $15,507

10-year hold

• IRR: 19.2%
• Equity multiple: 2.61×
• Total profit: $46,868
• Equity at exit: $8,992

Cash invested: $29,120 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,496 medium
• Mortgage (P&I): −$545
• Tax from tax record: −$147 /mo · $1,762/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $446

Break-even live

Break-even rent $931

Max offer price $104,000

Occupancy floor 65%

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: $26,000
• Closing costs: $3,120
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	43d	3	0.97mi
901 E Olive St Marshalltown, IA	2.0–3.0	1.5	1200	$1,550	$1.29	43d	4	1.00mi

Listing history 8 events

1. 2026-04-11
   status Pending
2. 2026-04-07
   listed $104,000 Active
3. 2021-08-30
   soldstatus $65,000
4. 2021-08-25
   soldstatus $64,900 260-char remark

   Show marketing remark (260 chars)

   Affordable 3-4 bedroom home located in southside location close to shopping. Newer furnace, water heater and central air. All new flooring and paint on interior. Nice fenced in back yard. Eat in kitchen. 2 bedrooms do not have a closet. Won't last! Call today!

5. 2021-05-12
   listed $64,900 260-char remark

   Show marketing remark (260 chars)

   Affordable 3-4 bedroom home located in southside location close to shopping. Newer furnace, water heater and central air. All new flooring and paint on interior. Nice fenced in back yard. Eat in kitchen. 2 bedrooms do not have a closet. Won't last! Call today!

6. 2019-02-28
   soldstatus $30,000 251-char remark

   Show marketing remark (251 chars)

   Southside 3-4 bedroom family home close to schools and shopping. Open floor plan. Eat in kitchen. Open front porch. Large living room. Great affordable family home! Case# 161-299300 HUD homes sold as is. www. chronossolutions.com www. hudhomestore.com

7. 2018-09-29
   listed $32,200 251-char remark

   Show marketing remark (251 chars)

   Southside 3-4 bedroom family home close to schools and shopping. Open floor plan. Eat in kitchen. Open front porch. Large living room. Great affordable family home! Case# 161-299300 HUD homes sold as is. www. chronossolutions.com www. hudhomestore.com

8. 2007-08-17
   soldstatus $54,000

ⓘ 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: $1,762 · $147/mo
• Projected year-2 tax: $1,762 · $147/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $17,955
• − Mortgage interest: −$5,826
• − Property taxes: −$1,762
• − Insurance: −$520
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$3,025
• Taxable income: $3,949
• Est. tax owed @ 24.0%: −$948
• After-tax cash flow: $4,410/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

+92.6% since first listed

8 events — show timeline

• 2026-04-11 Pending — IAR
• 2026-04-07 Listed $104,000 IAR
• 2021-08-30 Sold (Public Records) $65,000 Public Records
• 2021-08-25 Sold (MLS) $64,900 IAR
• 2021-05-12 Listed $64,900 IAR
• 2019-02-28 Sold (MLS) $30,000 IAR
• 2018-09-29 Listed $32,200 IAR
• 2007-08-17 Sold (Public Records) $54,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $1,762 · +5.9% YoY. Source: county tax records.