233 Vine St · Osage, IA 50461

$85,900

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 44 Days on market

Built 1922 8,712 sqft lot $78/sqft · at area comps Est $87k · at est.

---

Why this score? — see what drove the C+ 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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +8.2/15.0
• 1% rule +6.4/10.0
• Schools +6.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable opportunity for a first time buyer or investor! Take a look at this one-story home offering 3 bedrooms, 1 bathroom, along with a living room, an enclosed front porch and a functional kitchen/dining combo. The exterior is low-maintenance with vinyl siding, and the shingles were updated approximately 8 years ago, adding peace of mind for future owners. Whether you're looking for an affordable place to call home or a solid investment property, this home offers excellent value and opportunity!

Key facts

• 8,712 sq ft lot
• Garage
• Built 1922

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $86k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($976 rent vs $86k).
• Recommended offer: $83k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#80 in IA, #1,667 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Osage Community School District (town): math 68% / reading 76% proficiency, ranked #108 of 289 in IA (top 37%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 42 active listings in the ZIP; 41 units permitted in Mitchell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $594 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Mitchell County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 2 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 $42k; list at $86k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,323 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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: 1.14% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.34%
• DSCR: 1.42
• GRM: 7.3

CMA / ARV

• ARV (median comp): $87,267
• List price: $85,900
• Delta: -1.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
233 Vine St	0.00mi	3/1.0	1,104 (0%)	0mo	$85,000	$77	100
619 Lime Kiln Rd	0.29mi	3/2.0	1,125 (+2%)	0mo	$105,000	$93	79
621 Oak St	0.38mi	3/1.0	1,161 (+5%)	12mo	$74,550	$64	64
137 W Main St	0.51mi	2/1.0 (-1)	1,120 (+1%)	7mo	$93,000	$83	63
620 Vine St	0.32mi	2/2.0 (-1)	1,092 (-1%)	16mo	$135,000	$124	61
511 Oak St	0.29mi	3/2.0	1,248 (+13%)	1mo	$153,900	$123	60
403 S 11th St	0.72mi	3/1.5	1,144 (+4%)	0mo	$153,000	$134	58
313 Mechanic St	0.54mi	2/1.0 (-1)	1,021 (-8%)	3mo	$113,500	$111	55
627 Cedar ST St	0.39mi	2/1.0 (-1)	1,052 (-5%)	20mo	$107,500	$102	53
315 S 3rd St	0.21mi	4/1.5 (+1)	1,254 (+14%)	12mo	$60,000	$48	51
2025 9 Hwy	0.56mi	2/2.0 (-1)	1,162 (+5%)	7mo	$135,000	$116	50
620 Park St	0.32mi	2/1.0 (-1)	1,268 (+15%)	14mo	$151,000	$119	43

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: -2.2%
• Equity multiple: 0.92×
• Total profit: $-1,989
• Equity at exit: $12,808

10-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $13,655
• Equity at exit: $7,427

Cash invested: $24,052 (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 50461

• Home prices YoY: -22.9%
• Active inventory: 42
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $976 medium
• Mortgage (P&I): −$450
• Tax from tax record: −$97 /mo · $1,168/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $187

Break-even live

Break-even rent $739

Max offer price $85,900

Occupancy floor 76%

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: $21,475
• Closing costs: $2,577
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-08
   status Pending 506-char remark

   Show marketing remark (506 chars)

   Affordable opportunity for a first time buyer or investor! Take a look at this one-story home offering 3 bedrooms, 1 bathroom, along with a living room, an enclosed front porch and a functional kitchen/dining combo. The exterior is low-maintenance with vinyl siding, and the shingles were updated approximately 8 years ago, adding peace of mind for future owners. Whether you're looking for an affordable place to call home or a solid investment property, this home offers excellent value and opportunity!

2. 2026-03-25
   listed $85,900 Active 506-char remark

   Show marketing remark (506 chars)

   Affordable opportunity for a first time buyer or investor! Take a look at this one-story home offering 3 bedrooms, 1 bathroom, along with a living room, an enclosed front porch and a functional kitchen/dining combo. The exterior is low-maintenance with vinyl siding, and the shingles were updated approximately 8 years ago, adding peace of mind for future owners. Whether you're looking for an affordable place to call home or a solid investment property, this home offers excellent value and opportunity!

3. 2018-08-21
   soldstatus $42,500
4. 2018-08-20
   soldstatus $42,500 193-char remark

   Show marketing remark (193 chars)

   Nice opportunity for the first time home buyer or investor. House has vinyl siding, some updated flooring, main floor laundry, spacious kitchen/ dining room and many windows have been replaced.

5. 2018-07-16
   listed $47,000 193-char remark

   Show marketing remark (193 chars)

   Nice opportunity for the first time home buyer or investor. House has vinyl siding, some updated flooring, main floor laundry, spacious kitchen/ dining room and many windows have been replaced.

ⓘ 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: $1,168 · $97/mo
• Projected year-2 tax: $1,258 · $105/mo
• Expected delta: +$90/yr (+$8/mo · 7.7%)

ⓘ 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 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: $11,708
• − Mortgage interest: −$4,812
• − Property taxes: −$1,168
• − Insurance: −$430
• − Repairs & maintenance: −$937
• − Management: −$937
• − Depreciation: −$2,499
• Taxable income: $927
• Est. tax owed @ 24.0%: −$222
• After-tax cash flow: $2,024/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: Osage Community School District
• NCES district ID: 1921840
• Math proficiency: 68% ▼ -1.00%
• Reading proficiency: 76% ▲ 9.00%
• Median HH income: $51,488
• Composite: 61.14/100
• National rank: #784
• State rank: #108 of 289 in IA

Livability — Osage

• Score: 80/100
• State rank: #80
• US rank: #1667

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: Osage, IA
• Population (ZIP): 5,094

Population outlook (Mitchell County) Hauer SSP2

• Today (2025): 10,729 people
• By 2030: 10,702 · -0.3%
• By 2040: 10,632 · -0.9%
• By 2050: 10,346 · -3.6%
• By 2075: 9,770 · -8.9%
• By 2100: 8,351 · -22.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 1% Hispanic / Latino 1% Asian 1%
• Common ancestry: Portuguese 16% Lithuanian 2% Scandinavian 2%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 2%

Political lean MEDSL · Mitchell

• 2024 margin: Solid R (+31.1) · D 33.8% · R 64.9% · Other 1.4%
• 2008→2024 swing: -43.5pp toward R · 2008: 12.3pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+27.9 2016: R+24.3 2012: D+3.4 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -69.47%
• Current HPI: 233.9644
• 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

+82.8% since first listed

5 events — show timeline

• 2026-05-08 Pending — NEIRBR as distributed by MLS GRID
• 2026-03-25 Listed $85,900 NEIRBR as distributed by MLS GRID
• 2018-08-21 Sold (Public Records) $42,500 Public Records
• 2018-08-20 Sold (MLS) $42,500 NEIRBR as distributed by MLS GRID
• 2018-07-16 Listed $47,000 NEIRBR as distributed by MLS GRID

Property tax history

+12.3%/yr

Latest (2025): $1,168 · +6.4% YoY. Source: county tax records.