500 5th St · Yorktown, IA 51656

$185,000

3 bd · 2.0 ba · 1,592 sqft · SingleFamily public records · 31 Days on market

Built 1900 $116/sqft · 10% below area Est $205k · 10% under

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Why this score? — see what drove the D 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).

• ARV discount +12.0/15.0
• Cash flow +7.7/30.0
• Schools +5.1/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.1/10.0

Listing remarks MLS

FSBO for data purposes

Key facts

• Updated electrical
• New kitchen
• Fresh paint

Tags

• CLARINDA SCHOOL DISTRICT
• COMPLETELY RENOVATED
• NEW KITCHEN
• NEW FLOORING
• FRESH PAINT
• UPDATED ELECTRICAL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-217 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (38.6% below list).
• Recommended offer: $114k (38.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#674 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Clarinda Community School District (town): math 61% / reading 59% proficiency, ranked #249 of 289 in IA (top 86%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Garfield Elementary School (math 68% / reading 61%, grade B, #317 of 616 statewide, top 58%, 578 students, 44% FRL); Clarinda High School (math 56% / reading 58%, grade C, #279 of 336 statewide, top 85%, 484 students, 38% FRL).
• Market conditions: 1 active listings in the ZIP; 25 units permitted in Page County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.0% local appreciation)).
• Page County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($179k) 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: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,533 (38.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.61% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.03%
• DSCR: 0.78
• GRM: 13.6

CMA / ARV

• ARV (median comp): $205,416
• List price: $185,000
• Delta: -9.94%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 N 5th St	0.00mi	3/2.0	1,592 (0%)	0mo	$184,000	$116	100

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: 2.8%
• Equity multiple: 1.16×
• Total profit: $8,371
• Equity at exit: $83,184

10-year hold

• IRR: 6.2%
• Equity multiple: 1.95×
• Total profit: $49,096
• Equity at exit: $128,196

Cash invested: $51,800 (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 51656

• Active inventory: 1
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$67 /mo · $802/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-217

Break-even live

Break-even rent $1,410

Max offer price $146,637

Occupancy floor —

Sensitivity live

Price	-10% $-112	-5% $-165	+0% $-217	+5% $-270	+10% $-322
Rent	-10% $-307	-5% $-262	+0% $-217	+5% $-172	+10% $-127
Rate	-1.0pp $-124	-0.5pp $-170	base $-217	+0.5pp $-265	+1.0pp $-314

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-12
   days on market $185,000 Active 31 DOM

   Show marketing remark (22 chars)

   FSBO for data purposes

2. 2026-06-09
   days on market $185,000 Active 28 DOM
3. 2026-06-08
   days on market $185,000 Active 27 DOM
4. 2026-06-07
   days on market $185,000 Active 26 DOM
5. 2026-06-07
   days on market $185,000 Active 25 DOM
6. 2026-06-04
   days on market $185,000 Active 22 DOM
7. 2026-06-02
   days on market $185,000 Active 21 DOM
8. 2026-06-01
   days on market $185,000 Active 20 DOM
9. 2026-05-31
   days on market $185,000 Active 19 DOM
10. 2026-05-31
    days on market $185,000 Active 18 DOM
11. 2026-05-12
    listed $185,000 Active 893-char remark
12. 2025-10-07
    price $199,900
13. 2025-06-20
    listed $220,000 Active
14. 2024-06-13
    soldstatus $65,000

ⓘ 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: $802 · $67/mo
• Projected year-2 tax: $1,853 · $154/mo
• Expected delta: +$1,051/yr (+$88/mo · 131.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $13,624
• − Mortgage interest: −$10,363
• − Property taxes: −$802
• − Insurance: −$925
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$5,382
• Taxable loss: −$6,028
• Est. tax savings @ 24.0%: +$1,447
• After-tax cash flow: $-1,159/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: Clarinda Community School District
• NCES district ID: 1907350
• Math proficiency: 61% ▲ 2.00%
• Reading proficiency: 59% ▲ 2.00%
• Median HH income: $46,371
• Composite: 50.74/100
• National rank: #1814
• State rank: #249 of 289 in IA

Livability — Yorktown

• Score: 63/100
• State rank: #674
• US rank: #15656

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yorktown, IA
• City population: 26
• Population (ZIP): 26

Population outlook (Page County) Hauer SSP2

• Today (2025): 15,052 people
• By 2030: 14,709 · -2.3%
• By 2040: 13,981 · -7.1%
• By 2050: 13,302 · -11.6%
• By 2075: 11,678 · -22.4%
• By 2100: 9,213 · -38.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Albanian 8%

Political lean MEDSL · Page

• 2024 margin: Solid R (+42.4) · D 28.2% · R 70.6% · Other 1.1%
• 2008→2024 swing: -22.7pp toward R · 2008: -19.7pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+43.0 2016: R+44.1 2012: R+24.9 2008: R+19.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+183.1% since first listed

5 events — show timeline

• 2026-06-12 Sold (MLS) $184,000 SWIAR
• 2026-05-01 Listed $185,000 SWIAR
• 2025-10-07 Price Changed $199,900 IAR
• 2025-06-20 Listed $220,000 IAR
• 2024-06-13 Sold (Public Records) $65,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $802 · +1.5% YoY. Source: county tax records.