125 Jackson St W · Winthrop, IA 50682

$39,500

4 bd · 1.5 ba · 1,744 sqft · SingleFamily public records · 21 Days on market

Built 1870 6,970 sqft lot

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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
• Appreciation +7.2/10.0
• Schools +5.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Two story 4 bedroom 1 bath property. Vinyl siding, full unfinished basement, detached 20 x 12 garage, concrete patio, and a small covered front entry porch. Buyers agent submits all offers online. Seller will not respond to any offer before 06-09-26. All information believed accurate but not guaranteed.

Key facts

• Concrete patio
• Vinyl siding
• Detached garage

Tags

• VINYL SIDING
• FULL UNFINISHED BASEMENT
• DETACHED GARAGE
• CONCRETE PATIO
• COVERED FRONT ENTRY PORCH

Property features AI

Exterior

• Parking: Garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two-story (2 levels)
• Construction: Frame construction with vinyl siding
• Exterior features: Lot approximately 0.16 acres; Lot dimensions about 66 x 106

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#226 in IA, #4,299 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• East Buchanan Community School District (rural): math 59% / reading 63% proficiency, ranked #222 of 289 in IA (top 77%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: East Buchanan Elementary School (math 57% / reading 52%, grade C, #462 of 616 statewide, top 79%, 309 students, 29% FRL); East Buchanan Middle School (math 62% / reading 67%, grade A-, #157 of 246 statewide, top 67%, 88 students, 41% FRL); East Buchanan High School (math 57% / reading 67%, grade B-, #242 of 336 statewide, top 76%, 186 students, 36% FRL).
• Market conditions: 8 active listings in the ZIP; 19 units permitted in Buchanan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($273 loan paydown + $2k appreciation (4.3% local appreciation)).
• Buchanan County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,907 (1.5% below list)

Questions for the listing agent

1. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.87% ✓
• Cap rate: 23.60%
• Cash-on-cash: 61.81%
• DSCR: 3.75
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $174,400
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
255 Easy St	0.29mi	4/1.5	1,716 (-2%)	9mo	$172,000	$100	76
495 3rd St. St N	0.16mi	4/1.5	2,002 (+15%)	22mo	$262,000	$131	50
144 6th St N	0.32mi	4/1.0	1,528 (-12%)	21mo	$40,000	$26	45

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

Projected returns pro-forma

4.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 68.0%
• Equity multiple: 4.98×
• Total profit: $43,967
• Equity at exit: $20,818

10-year hold

• IRR: 66.5%
• Equity multiple: 10.26×
• Total profit: $102,398
• Equity at exit: $34,696

Cash invested: $11,060 (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 50682

• Home prices YoY: 2.0%
• Active inventory: 8
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$207
• Tax from tax record: −$104 /mo · $1,242/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $570

Break-even live

Break-even rent $414

Max offer price $39,500

Occupancy floor 45%

Sensitivity live

Price	-10% $592	-5% $581	+0% $570	+5% $559	+10% $547
Rent	-10% $480	-5% $525	+0% $570	+5% $615	+10% $659
Rate	-1.0pp $590	-0.5pp $580	base $570	+0.5pp $559	+1.0pp $549

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: $9,875
• Closing costs: $1,185
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $39,500 Active 21 DOM
2. 2026-06-17
   days on market $39,500 Active 20 DOM
3. 2026-06-16
   days on market $39,500 Active 19 DOM
4. 2026-06-15
   days on market $39,500 Active 18 DOM
5. 2026-06-13
   days on market $39,500 Active 16 DOM
6. 2026-06-12
   days on market $39,500 Active 15 DOM
7. 2026-06-09
   days on market $39,500 Active 12 DOM
8. 2026-06-08
   days on market $39,500 Active 11 DOM
9. 2026-06-07
   days on market $39,500 Active 10 DOM
10. 2026-06-07
    days on market $39,500 Active 9 DOM
11. 2026-06-04
    days on market $39,500 Active 6 DOM
12. 2026-06-02
    days on market $39,500 Active 5 DOM
13. 2026-06-01
    days on market $39,500 Active 4 DOM
14. 2026-05-31
    days on market $39,500 Active 3 DOM
15. 2026-05-31
    days on market $39,500 Active 2 DOM
16. 2026-05-28
    listed $39,500 Active 304-char remark

    Show marketing remark (304 chars)

    Two story 4 bedroom 1 bath property. Vinyl siding, full unfinished basement, detached 20 x 12 garage, concrete patio, and a small covered front entry porch. Buyers agent submits all offers online. Seller will not respond to any offer before 06-09-26. All information believed accurate but not guaranteed.

17. 2026-05-28
    listed $39,500 Active

    Show marketing remark (304 chars)

    Two story 4 bedroom 1 bath property. Vinyl siding, full unfinished basement, detached 20 x 12 garage, concrete patio, and a small covered front entry porch. Buyers agent submits all offers online. Seller will not respond to any offer before 06-09-26. All information believed accurate but not guaranteed.

ⓘ 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: $1,242 · $104/mo
• Projected year-2 tax: $1,242 · $104/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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥101°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: $13,622
• − Mortgage interest: −$2,213
• − Property taxes: −$1,242
• − Insurance: −$198
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$1,149
• Taxable income: $6,642
• Est. tax owed @ 24.0%: −$1,594
• After-tax cash flow: $5,243/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: East Buchanan Community School District
• NCES district ID: 1910110
• Math proficiency: 59% ▼ -2.00%
• Reading proficiency: 63% ▲ 3.00%
• Median HH income: $59,085
• Composite: 52.76/100
• National rank: #1545
• State rank: #222 of 289 in IA

Livability — Winthrop

• Score: 75/100
• State rank: #226
• US rank: #4299

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winthrop, IA
• Population (ZIP): 1,700

Population outlook (Buchanan County) Hauer SSP2

• Today (2025): 20,892 people
• By 2030: 20,578 · -1.5%
• By 2040: 19,906 · -4.7%
• By 2050: 19,024 · -8.9%
• By 2075: 16,289 · -22.0%
• By 2100: 12,561 · -39.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Portuguese 3% Serbian 1% Iranian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Buchanan

• 2024 margin: Strong R (+28.2) · D 35.1% · R 63.4% · Other 1.5%
• 2008→2024 swing: -46.7pp toward R · 2008: 18.5pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+20.9 2016: R+15.2 2012: D+13.9 2008: D+18.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.34%
• Current HPI: 215.5512
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-28 Listed $39,500 CRAAR, CDRMLS
• 2026-05-28 Listed $39,500 NEIRBR as distributed by MLS GRID

Property tax history

+5.5%/yr

Latest (2025): $1,242 · +3.8% YoY. Source: county tax records.