104 W Olive St · Laurens, IA 50554

$84,900

5 bd · 1.0 ba · 2,572 sqft · SingleFamily public records · 12 Days on market

Built 1889 0.48 ac 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 +28.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +4.8/10.0
• Appreciation +4.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Built in 1889, this Folk Victorian is brimming with charm, space, and potential! With more than 2,500 square feet on the main and second floors, you’ll find room after room filled with character. This property is back on the market, so now is your chance! The foyer greets you with a sweeping grand staircase, while a second staircase tucked off the kitchen adds everyday practicality. Pocket doors open between the main level rooms, showcasing detailed original woodwork that flows throughout. The parlor boasts an inlaid hardwood floor—just one of the many period touches waiting to be admired. The main floor also features a living room, dining room, breakfast nook alongside the kitc

Key facts

• Second staircase
• Grand staircase
• Original woodwork

Tags

• GRAND STAIRCASE
• SECOND STAIRCASE
• ORIGINAL WOODWORK
• INLAID HARDWOOD FLOOR
• STONE PATIO
• OVERSIZED DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 74/100 on livability (#248 in IA, #4,769 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Laurens-Marathon Community School District (rural): math 55% / reading 55% proficiency, ranked #311 of 330 in IA (top 94%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Laurens-Marathon Elementary School (math 74% / reading 54%, grade B, #317 of 616 statewide, top 58%, 140 students, 51% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 13 active listings in the ZIP; 1 units permitted in Pocahontas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $110 of equity ($587 loan paydown + $-477 appreciation (-0.6% local appreciation)).
• At projected returns (-0.6% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 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: built in 1889 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1889 — 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: 1.24% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.02%
• DSCR: 1.62
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $198,044
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Oak St	0.49mi	5/2.0	2,604 (+1%)	10mo	$207,500	$80	63
504 Bissell St	0.33mi	4/2.5 (-1)	2,448 (-5%)	15mo	$115,000	$47	53
204 S 1st St	0.03mi	4/2.5 (-1)	2,223 (-14%)	18mo	$171,550	$77	50

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

Projected returns pro-forma

-0.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.55×
• Total profit: $12,986
• Equity at exit: $22,292

10-year hold

• IRR: 17.3%
• Equity multiple: 2.80×
• Total profit: $42,770
• Equity at exit: $24,978

Cash invested: $23,772 (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 50554

• Home prices YoY: -0.5%
• Active inventory: 13
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,056 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$76 /mo · $906/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $278

Break-even live

Break-even rent $704

Max offer price $84,900

Occupancy floor 69%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-16
   status Pending
2. 2025-10-31
   status Active
3. 2025-10-06
   status Pending
4. 2025-09-19
   listed $84,900 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: $906 · $76/mo
• Projected year-2 tax: $1,119 · $93/mo
• Expected delta: +$213/yr (+$18/mo · 23.6%)

ⓘ 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 ≥100°F today · 16 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: $12,666
• − Mortgage interest: −$4,756
• − Property taxes: −$906
• − Insurance: −$424
• − Repairs & maintenance: −$1,013
• − Management: −$1,013
• − Depreciation: −$2,470
• Taxable income: $2,084
• Est. tax owed @ 24.0%: −$500
• After-tax cash flow: $2,833/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: Laurens-Marathon Community School District
• NCES district ID: 1916420
• Math proficiency: 55% ▼ -10.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $42,146
• Composite: 48.0/100
• National rank: #4796
• State rank: #311 of 330 in IA

Livability — Laurens

• Score: 74/100
• State rank: #248
• US rank: #4769

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laurens, IA
• City population: 1,639
• Population (ZIP): 1,639

Population outlook (Pocahontas County) Hauer SSP2

• Today (2025): 6,624 people
• By 2030: 6,482 · -2.1%
• By 2040: 6,359 · -4.0%
• By 2050: 6,439 · -2.8%
• By 2075: 7,397 · +11.7%
• By 2100: 8,428 · +27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 2% Black 1%
• Common ancestry: Portuguese 4% Iranian 3% Italian 2%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Pocahontas

• 2024 margin: Solid R (+54.0) · D 22.3% · R 76.3% · Other 1.4%
• 2008→2024 swing: -45.6pp toward R · 2008: -8.4pp · 2024: -54.0pp
• All cycles: 2024: R+54.0 2020: R+49.5 2016: R+45.2 2012: R+21.8 2008: R+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.56%
• Current HPI: 111.4699
• 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

4 events — show timeline

• 2026-04-16 Pending — NWIA
• 2025-10-31 Relisted — NWIA
• 2025-10-06 Pending — NWIA
• 2025-09-19 Listed $84,900 NWIA

Property tax history

+1.7%/yr

Latest (2025): $906 · -11.7% YoY. Source: county tax records.