1364 Liberty Hwy · New Virginia, IA 50213

$142,000

2 bd · 2.0 ba · 1,220 sqft · SingleFamily public records · 241 Days on market

Built 1930 2.98 ac lot $116/sqft · 155% above area ↓ 31% since listing

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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 +16.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Schools +4.4/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this lovely country home! Spacious and open floor plan, great views, 3 bedrooms and 1 bath areas, enclosed back porch, basement, and located on a paved road! Hard to find acreage at a great price! Needs some TLC but a great find for the motivated home buyer that isn't afraid of a little hard work!

Key facts

• 2.98 acre lot
• Built 1930
• Listed 241 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $142k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (12.0% below list).
• Recommended offer: $125k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#630 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Clarke Community School District (town): math 47% / reading 58% proficiency, ranked #275 of 289 in IA (top 95%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Clarke Community Elementary School (math 48% / reading 49%, grade D, #526 of 616 statewide, top 86%, 611 students, 55% FRL); Clarke Middle School (math 44% / reading 57%, grade C, #214 of 246 statewide, top 87%, 305 students, 63% FRL); Clarke Community High School (math 49% / reading 67%, grade C, #275 of 336 statewide, top 83%, 442 students, 53% FRL).
• Market conditions: 52 active listings in the ZIP; 125 units permitted in Clarke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($982 loan paydown + $14k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $87k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.88% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.61%
• DSCR: 1.12
• GRM: 9.5

CMA / ARV

• ARV (median comp): $55,766
• List price: $142,000
• Delta: 154.64%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

9.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 3.08×
• Total profit: $82,750
• Equity at exit: $127,861

10-year hold

• IRR: 22.9%
• Equity multiple: 7.02×
• Total profit: $239,280
• Equity at exit: $275,671

Cash invested: $39,760 (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 50213

• Home prices YoY: 4.8%
• Active inventory: 52
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$745
• Tax from tax record: −$97 /mo · $1,168/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $86

Break-even live

Break-even rent $1,141

Max offer price $142,000

Occupancy floor 88%

Sensitivity live

Price	-10% $167	-5% $127	+0% $86	+5% $46	+10% $6
Rent	-10% $-12	-5% $37	+0% $86	+5% $136	+10% $185
Rate	-1.0pp $158	-0.5pp $123	base $86	+0.5pp $50	+1.0pp $12

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-15
   status $142,000 Pending 241 DOM
2. 2026-06-15
   days on market $142,000 Active 241 DOM
3. 2026-06-14
   days on market $142,000 Active 239 DOM
4. 2026-06-13
   days on market $142,000 Active 238 DOM
5. 2026-06-10
   days on market $142,000 Active 236 DOM
6. 2026-06-09
   days on market $142,000 Active 235 DOM
7. 2026-06-08
   days on market $142,000 Active 234 DOM
8. 2026-06-07
   days on market $142,000 Active 233 DOM
9. 2026-06-03
   days on market $142,000 Active 229 DOM
10. 2026-06-03
    price $142,000 Active 228 DOM
11. 2026-06-02
    days on market $159,000 Active 228 DOM
12. 2026-06-01
    days on market $159,000 Active 227 DOM
13. 2026-05-31
    days on market $159,000 Active 226 DOM
14. 2026-05-31
    days on market $159,000 Active 225 DOM
15. 2026-04-28
    status Active 311-char remark

    Show marketing remark (311 chars)

    Check out this lovely country home! Spacious and open floor plan, great views, 3 bedrooms and 1 bath areas, enclosed back porch, basement, and located on a paved road! Hard to find acreage at a great price! Needs some TLC but a great find for the motivated home buyer that isn't afraid of a little hard work!

16. 2026-04-28
    price $159,000 311-char remark

    Show marketing remark (311 chars)

    Check out this lovely country home! Spacious and open floor plan, great views, 3 bedrooms and 1 bath areas, enclosed back porch, basement, and located on a paved road! Hard to find acreage at a great price! Needs some TLC but a great find for the motivated home buyer that isn't afraid of a little hard work!

17. 2026-02-12
    price $169,000 311-char remark

    Show marketing remark (311 chars)

    Check out this lovely country home! Spacious and open floor plan, great views, 3 bedrooms and 1 bath areas, enclosed back porch, basement, and located on a paved road! Hard to find acreage at a great price! Needs some TLC but a great find for the motivated home buyer that isn't afraid of a little hard work!

18. 2025-10-15
    price $185,000 311-char remark

    Show marketing remark (311 chars)

    Check out this lovely country home! Spacious and open floor plan, great views, 3 bedrooms and 1 bath areas, enclosed back porch, basement, and located on a paved road! Hard to find acreage at a great price! Needs some TLC but a great find for the motivated home buyer that isn't afraid of a little hard work!

19. 2025-09-30
    price $190,000 311-char remark

    Show marketing remark (311 chars)

    Check out this lovely country home! Spacious and open floor plan, great views, 3 bedrooms and 1 bath areas, enclosed back porch, basement, and located on a paved road! Hard to find acreage at a great price! Needs some TLC but a great find for the motivated home buyer that isn't afraid of a little hard work!

20. 2025-09-17
    price $219,000 311-char remark

    Show marketing remark (311 chars)

    Check out this lovely country home! Spacious and open floor plan, great views, 3 bedrooms and 1 bath areas, enclosed back porch, basement, and located on a paved road! Hard to find acreage at a great price! Needs some TLC but a great find for the motivated home buyer that isn't afraid of a little hard work!

21. 2025-08-20
    listed $229,000 Active 311-char remark

    Show marketing remark (311 chars)

    Check out this lovely country home! Spacious and open floor plan, great views, 3 bedrooms and 1 bath areas, enclosed back porch, basement, and located on a paved road! Hard to find acreage at a great price! Needs some TLC but a great find for the motivated home buyer that isn't afraid of a little hard work!

ⓘ 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: $1,699 · $142/mo
• Expected delta: +$531/yr (+$44/mo · 45.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 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: $15,001
• − Mortgage interest: −$7,954
• − Property taxes: −$1,168
• − Insurance: −$710
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$4,131
• Taxable loss: −$1,362
• Est. tax savings @ 24.0%: +$327
• After-tax cash flow: $1,364/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: Clarke Community School District
• NCES district ID: 1907410
• Math proficiency: 47% ▼ -8.00%
• Reading proficiency: 58% ▲ 1.00%
• Median HH income: $44,866
• Composite: 44.33/100
• National rank: #2825
• State rank: #275 of 289 in IA

Livability — New Virginia

• Score: 64/100
• State rank: #630
• US rank: #14644

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clarke County · 7,489 people
• Metro: nan
• Population (ZIP): 7,489
• Household income: $73,026
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 102.0

Population outlook (Clarke County) Hauer SSP2

• Today (2025): 9,307 people
• By 2030: 9,294 · -0.1%
• By 2040: 9,259 · -0.5%
• By 2050: 9,345 · +0.4%
• By 2075: 10,219 · +9.8%
• By 2100: 11,526 · +23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 20% Two or more races 8%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 2% Iranian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 13% Other Asian/Pacific 1%

Political lean MEDSL · Clarke

• 2024 margin: Solid R (+42.0) · D 28.4% · R 70.4% · Other 1.2%
• 2008→2024 swing: -44.3pp toward R · 2008: 2.2pp · 2024: -42.0pp
• All cycles: 2024: R+42.0 2020: R+35.9 2016: R+28.2 2012: D+1.4 2008: D+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.99%
• Current HPI: 216.6704
• Rent YoY: —
• Metro: nan
• 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

-30.6% since first listed

7 events — show timeline

• 2026-04-28 Relisted — IAR
• 2026-04-28 Price Changed $159,000 IAR
• 2026-02-12 Price Changed $169,000 IAR
• 2025-10-15 Price Changed $185,000 IAR
• 2025-09-30 Price Changed $190,000 IAR
• 2025-09-17 Price Changed $219,000 IAR
• 2025-08-20 Listed $229,000 IAR

Property tax history

+5.2%/yr

Latest (2025): $1,168 · +4.3% YoY. Source: county tax records.