1109 E Montgomery St · Knoxville, IA 50138

$95,000

3 bd · 1.0 ba · 1,004 sqft · SingleFamily public records · 2 Days on market

Built 1907 7,656 sqft lot Est $127k · 25% 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +5.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Handyman special full of potential! Bring your vision and finishing touches to make this property truly shine. The home already features several valuable updates, including newer countertops and kitchen improvements that add style and functionality to the heart of the home. A spacious oversized 2-car garage provides plenty of room for vehicles, storage, tools, or a workshop setup. Durable metal roof offers long-lasting protection and peace of mind. Whether you're an investor, flipper, or buyer looking to build equity, this property is packed with possibilities. Don’t miss your chance to turn this diamond in the rough into something special!

Key facts

• Durable metal roof
• Newer countertops
• Kitchen improvements

Tags

• NEWER COUNTERTOPS
• KITCHEN IMPROVEMENTS
• SPACIOUS OVERSIZED GARAGE
• DURABLE METAL ROOF

Property features AI

Exterior

• Parking: Detached two-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story home; Vinyl siding; Asphalt shingle roof
• Construction: Vinyl siding construction; Asphalt shingle roof
• Exterior features: Concrete road frontage; Zoned residential

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: One-story layout

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 10.0% vs local median 2.4% in Knoxville — 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 69/100 on livability (#406 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Knoxville Community School District (town): math 62% / reading 63% proficiency, ranked #220 of 289 in IA (top 76%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 100 active listings in the ZIP; 122 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marion 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 $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1907 — 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. 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?
4. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.39%
• DSCR: 1.60
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $126,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1109 E Montgomery St	0.00mi	3/1.0	1,004 (0%)	1mo	$80,000	$80	99
905 E Montgomery St	0.08mi	2/1.0 (-1)	1,013 (+1%)	0mo	$127,500	$126	89
910 E Marion St	0.18mi	3/1.0	911 (-9%)	6mo	$82,000	$90	71
1010 E Washington St	0.10mi	3/1.5	892 (-11%)	6mo	$192,000	$215	70
1406 E Robinson St	0.14mi	2/2.0 (-1)	936 (-7%)	9mo	$60,000	$64	65
413 3rd Street Pl	0.53mi	2/1.0 (-1)	1,012 (+1%)	9mo	$99,500	$98	62
814 S 1st St	0.72mi	2/1.5 (-1)	1,008 (+0%)	3mo	$13,900	$14	56
509 E Washington St	0.35mi	2/2.0 (-1)	1,074 (+7%)	9mo	$207,000	$193	56
114 N Attica Rd	0.15mi	2/2.0 (-1)	864 (-14%)	6mo	$159,000	$184	56
606 E Montgomery St	0.29mi	3/2.0	1,135 (+13%)	6mo	$229,000	$202	55
410 N 3rd St	0.59mi	2/1.5 (-1)	902 (-10%)	2mo	$160,000	$177	47
313 Roche St S	0.67mi	2/1.0 (-1)	1,132 (+13%)	9mo	$130,000	$115	35

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $3,522
• Equity at exit: $14,165

10-year hold

• IRR: 13.0%
• Equity multiple: 2.03×
• Total profit: $27,475
• Equity at exit: $8,214

Cash invested: $26,600 (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 50138

• Home prices YoY: -25.3%
• Active inventory: 100
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,207 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$119 /mo · $1,428/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $297

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 70%

Sensitivity live

Price	-10% $350	-5% $324	+0% $297	+5% $270	+10% $243
Rent	-10% $201	-5% $249	+0% $297	+5% $344	+10% $392
Rate	-1.0pp $345	-0.5pp $321	base $297	+0.5pp $272	+1.0pp $247

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-01
   status Pending
2. 2026-04-29
   listed $95,000 Active

ⓘ 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: $1,428 · $119/mo
• Projected year-2 tax: $1,460 · $122/mo
• Expected delta: +$32/yr (+$3/mo · 2.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,483
• − Mortgage interest: −$5,321
• − Property taxes: −$1,428
• − Insurance: −$475
• − Repairs & maintenance: −$1,159
• − Management: −$1,159
• − Depreciation: −$2,764
• Taxable income: $2,178
• Est. tax owed @ 24.0%: −$523
• After-tax cash flow: $3,038/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: Knoxville Community School District
• NCES district ID: 1915840
• Math proficiency: 62% ▼ -6.00%
• Reading proficiency: 63% ▬ 0.00%
• Median HH income: $49,594
• Composite: 53.11/100
• National rank: #1512
• State rank: #220 of 289 in IA

Livability — Knoxville

• Score: 69/100
• State rank: #406
• US rank: #8643

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Knoxville, IA
• County: Marion County · 25,533 people
• City population: 11,117
• Metro: Pella, IA
• Population (ZIP): 11,117
• Household income: $74,693
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 122.0

Population outlook (Marion County) Hauer SSP2

• Today (2025): 32,883 people
• By 2030: 32,685 · -0.6%
• By 2040: 31,892 · -3.0%
• By 2050: 30,691 · -6.7%
• By 2075: 27,610 · -16.0%
• By 2100: 23,851 · -27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Iranian 12% Portuguese 4% Italian 4%
• Foreign-born: 1% · Philippines, Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+37.8) · D 30.4% · R 68.2% · Other 1.4%
• 2008→2024 swing: -27.0pp toward R · 2008: -10.8pp · 2024: -37.8pp
• All cycles: 2024: R+37.8 2020: R+33.7 2016: R+31.2 2012: R+13.3 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.37%
• Current HPI: 237.7055
• Rent YoY: —
• Metro: Pella, 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

2 events — show timeline

• 2026-05-01 Pending — DMMLS
• 2026-04-29 Listed $95,000 DMMLS

Property tax history

+5.8%/yr

Latest (2025): $1,428 · +2.9% YoY. Source: county tax records.