106 W 3rd St · Villisca, IA 50864

$125,000

2 bd · 2.0 ba · 1,245 sqft · SingleFamily public records · 41 Days on market

Built 1896

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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).

• Cash flow +11.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.6/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 2-bedroom, 2 full bath home with endless possibilities. It has new plumbing, and electrical. A new roof was put on five years ago. Partial unfinished basement and a workshop attached to the back of the home.

Key facts

• New plumbing
• Workshop attached
• New electrical

Tags

• NEW PLUMBING
• NEW ELECTRICAL
• NEW ROOF
• PARTIAL UNFINISHED BASEMENT
• WORKSHOP ATTACHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-41 ($-488/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (16.6% below list).
• Recommended offer: $104k (16.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#350 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Villisca Community School District (rural): math 58% / reading 58% proficiency, ranked #256 of 289 in IA (top 89%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Sylvia Enarson Elementary School (math 44% / reading 54%, grade D, #514 of 616 statewide, top 85%, 130 students, 62% FRL); Southwest Valley Middle School (math 62% / reading 62%, grade B+, #175 of 246 statewide, top 72%, 149 students, 48% FRL).
• Market conditions: 16 active listings in the ZIP; 13 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• Montgomery County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,201 (16.6% 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 41 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1896 — 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: 0.83% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.39%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $46,065
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 E 1st St	0.14mi	3/2.0 (+1)	1,418 (+14%)	10mo	$53,000	$37	57

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 2.87×
• Total profit: $65,504
• Equity at exit: $112,610

10-year hold

• IRR: 20.8%
• Equity multiple: 6.57×
• Total profit: $194,967
• Equity at exit: $242,848

Cash invested: $35,000 (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 50864

• Active inventory: 16
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,042 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $-41

Break-even live

Break-even rent $1,093

Max offer price $119,117

Occupancy floor 99%

Sensitivity live

Price	-10% $46	-5% $3	+0% $-41	+5% $-84	+10% $-127
Rent	-10% $-123	-5% $-82	+0% $-41	+5% $1	+10% $42
Rate	-1.0pp $22	-0.5pp $-9	base $-41	+0.5pp $-73	+1.0pp $-106

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $125,000 Active 41 DOM
2. 2026-06-21
   days on market $125,000 Active 40 DOM
3. 2026-06-21
   days on market $125,000 Active 39 DOM
4. 2026-06-18
   days on market $125,000 Active 37 DOM
5. 2026-06-17
   days on market $125,000 Active 36 DOM
6. 2026-06-16
   days on market $125,000 Active 35 DOM
7. 2026-06-15
   days on market $125,000 Active 34 DOM
8. 2026-06-13
   days on market $125,000 Active 32 DOM
9. 2026-06-12
   days on market $125,000 Active 31 DOM
10. 2026-06-09
    days on market $125,000 Active 28 DOM
11. 2026-06-08
    days on market $125,000 Active 27 DOM
12. 2026-06-07
    days on market $125,000 Active 26 DOM
13. 2026-06-04
    days on market $125,000 Active 22 DOM
14. 2026-06-02
    days on market $125,000 Active 21 DOM
15. 2026-06-01
    days on market $125,000 Active 20 DOM
16. 2026-05-31
    days on market $125,000 Active 19 DOM
17. 2026-05-31
    days on market $125,000 Active 18 DOM
18. 2026-05-12
    listed $125,000 Active 216-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°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: $12,504
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,000
• − Management: −$1,000
• − Depreciation: −$3,636
• Taxable loss: −$2,635
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $144/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: Villisca Community School District
• NCES district ID: 1929280
• Math proficiency: 58% ▼ -5.00%
• Reading proficiency: 58% ▲ 5.00%
• Median HH income: $42,223
• Composite: 48.68/100
• National rank: #2102
• State rank: #256 of 289 in IA

Livability — Villisca

• Score: 71/100
• State rank: #350
• US rank: #7170

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Villisca, IA
• Population (ZIP): 1,627

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 9,518 people
• By 2030: 9,116 · -4.2%
• By 2040: 8,303 · -12.8%
• By 2050: 7,595 · -20.2%
• By 2075: 6,568 · -31.0%
• By 2100: 5,800 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Portuguese 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Arabic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+39.1) · D 29.8% · R 68.9% · Other 1.3%
• 2008→2024 swing: -28.5pp toward R · 2008: -10.6pp · 2024: -39.1pp
• All cycles: 2024: R+39.1 2020: R+39.0 2016: R+42.4 2012: R+21.6 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 108.18%
• Current HPI: 269.67
• 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

1 event — show timeline

• 2026-05-12 Listed $125,000 FSBO.com

Property tax history

+11.7%/yr

Latest (2025): $162 · +5.2% YoY. Source: county tax records.