808 S 7th St · Fairfield, IA 52556

$149,900

3 bd · 2.0 ba · 1,596 sqft · SingleFamily public records · 61 Days on market

Built 1963 9,148 sqft lot $94/sqft · 12% below area Est $170k · 12% under ↓ 8% since listing

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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 +13.4/30.0
• ARV discount +12.9/15.0
• Schools +5.3/10.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-maintained 3 bedroom/2 bath ranch-style home-. Front living room with picture window, closet, built-in cabinet, & leads to the rest of this home. Adjacent kitchen & dining area with nice cabinetry, includes appliances, & nice counterspace. Three hallway bedrooms with hardwood flooring, closets, & ceiling fans. Hallway linen/cabinet space. Full bath with double sinks & good-sized vanity/counter area. The lower level features a family room or recreation area, non-conforming bedroom, 3/4 bath, laundry & a storage room. Outside, enjoy the convenience of an attached one-car garage with additional parking space. The side yard offers a great opportunity for gardening or outdoor activities, while the front deck is perfect for relaxing or seasonal decorating. Additional highlights include triple-pane windows, gutter guards, a newer furnace, & perennials. This home truly has it all—be sure to add it to your must-see list!

Key facts

• Adjacent kitchen
• Hardwood flooring
• Dining area

Tags

• FRONT LIVING ROOM
• ADJACENT KITCHEN
• DINING AREA
• HARDWOOD FLOORING
• HALLWAY LINEN SPACE
• FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $2 ($21/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 $132k (12.1% below list).
• Recommended offer: $132k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.9% in Fairfield — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#122 in IA, #2,265 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Fairfield Community School District (town): math 56% / reading 69% proficiency, ranked #227 of 289 in IA (top 78%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Fairfield Middle School (math 63% / reading 70%, grade A-, #148 of 246 statewide, top 61%, 438 students, 51% FRL); Fairfield High School (math 50% / reading 73%, grade B-, #255 of 336 statewide, top 76%, 476 students, 42% FRL).
• Market conditions: 121 active listings in the ZIP; 14 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jefferson County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $131,834 (12.1% below list)

Questions for the listing agent

1. It's been on market 61 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 1963 — 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 6.31%
• Cash-on-cash: 0.05%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $170,338
• List price: $149,900
• Delta: -12.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 W Taylor Ave	0.24mi	3/2.0	1,572 (-2%)	5mo	$153,000	$97	82
1104 S 7th St	0.18mi	3/2.0	1,651 (+3%)	5mo	$88,000	$53	82
905 S 5th St	0.22mi	3/2.0	1,518 (-5%)	2mo	$200,000	$132	80
1101 S 8th St	0.17mi	3/2.0	1,800 (+13%)	3mo	$210,000	$117	68
1006 Sunny Ln	0.13mi	3/3.0	1,814 (+14%)	0mo	$164,000	$90	67
405 W Adams Ave	0.44mi	3/1.5	1,716 (+8%)	1mo	$177,500	$103	64
205 E Fillmore Ave	0.69mi	3/1.5	1,578 (-1%)	1mo	$201,000	$127	63
809 S 4th St	0.28mi	3/2.0	1,360 (-15%)	1mo	$212,500	$156	62
201 W Washington Ave	0.60mi	2/1.5 (-1)	1,664 (+4%)	1mo	$48,000	$29	58
1001 Southview Dr	0.45mi	3/2.5	1,392 (-13%)	1mo	$290,000	$208	55
102 E Madison Ave	0.62mi	2/1.5 (-1)	1,670 (+5%)	6mo	$189,900	$114	51
304 W Adams Ave	0.46mi	3/2.0	1,388 (-13%)	6mo	$141,500	$102	51

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-24,155
• Equity at exit: $22,351

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-20,798
• Equity at exit: $12,961

Cash invested: $41,972 (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 52556

• Home prices YoY: -15.1%
• Active inventory: 121
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$191 /mo · $2,294/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $2

Break-even live

Break-even rent $1,316

Max offer price $149,900

Occupancy floor 95%

Sensitivity live

Price	-10% $87	-5% $44	+0% $2	+5% $-41	+10% $-83
Rent	-10% $-102	-5% $-50	+0% $2	+5% $54	+10% $106
Rate	-1.0pp $77	-0.5pp $40	base $2	+0.5pp $-37	+1.0pp $-77

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-12
   historical Active Under Contract 974-char remark

   Show marketing remark (974 chars)

   Well-maintained 3 bedroom/2 bath ranch-style home-. Front living room with picture window, closet, built-in cabinet, & leads to the rest of this home. Adjacent kitchen & dining area with nice cabinetry, includes appliances, & nice counterspace. Three hallway bedrooms with hardwood flooring, closets, & ceiling fans. Hallway linen/cabinet space. Full bath with double sinks & good-sized vanity/counter area. The lower level features a family room or recreation area, non-conforming bedroom, 3/4 bath, laundry & a storage room. Outside, enjoy the convenience of an attached one-car garage with additional parking space. The side yard offers a great opportunity for gardening or outdoor activities, while the front deck is perfect for relaxing or seasonal decorating. Additional highlights include triple-pane windows, gutter guards, a newer furnace, & perennials. This home truly has it all—be sure to add it to your must-see list!

2. 2026-05-01
   price $149,900 974-char remark

   Show marketing remark (974 chars)

   Well-maintained 3 bedroom/2 bath ranch-style home-. Front living room with picture window, closet, built-in cabinet, & leads to the rest of this home. Adjacent kitchen & dining area with nice cabinetry, includes appliances, & nice counterspace. Three hallway bedrooms with hardwood flooring, closets, & ceiling fans. Hallway linen/cabinet space. Full bath with double sinks & good-sized vanity/counter area. The lower level features a family room or recreation area, non-conforming bedroom, 3/4 bath, laundry & a storage room. Outside, enjoy the convenience of an attached one-car garage with additional parking space. The side yard offers a great opportunity for gardening or outdoor activities, while the front deck is perfect for relaxing or seasonal decorating. Additional highlights include triple-pane windows, gutter guards, a newer furnace, & perennials. This home truly has it all—be sure to add it to your must-see list!

3. 2026-04-18
   status Active 974-char remark

   Show marketing remark (974 chars)

   Well-maintained 3 bedroom/2 bath ranch-style home-. Front living room with picture window, closet, built-in cabinet, & leads to the rest of this home. Adjacent kitchen & dining area with nice cabinetry, includes appliances, & nice counterspace. Three hallway bedrooms with hardwood flooring, closets, & ceiling fans. Hallway linen/cabinet space. Full bath with double sinks & good-sized vanity/counter area. The lower level features a family room or recreation area, non-conforming bedroom, 3/4 bath, laundry & a storage room. Outside, enjoy the convenience of an attached one-car garage with additional parking space. The side yard offers a great opportunity for gardening or outdoor activities, while the front deck is perfect for relaxing or seasonal decorating. Additional highlights include triple-pane windows, gutter guards, a newer furnace, & perennials. This home truly has it all—be sure to add it to your must-see list!

4. 2026-04-01
   historical Active Under Contract 974-char remark

   Show marketing remark (974 chars)

   Well-maintained 3 bedroom/2 bath ranch-style home-. Front living room with picture window, closet, built-in cabinet, & leads to the rest of this home. Adjacent kitchen & dining area with nice cabinetry, includes appliances, & nice counterspace. Three hallway bedrooms with hardwood flooring, closets, & ceiling fans. Hallway linen/cabinet space. Full bath with double sinks & good-sized vanity/counter area. The lower level features a family room or recreation area, non-conforming bedroom, 3/4 bath, laundry & a storage room. Outside, enjoy the convenience of an attached one-car garage with additional parking space. The side yard offers a great opportunity for gardening or outdoor activities, while the front deck is perfect for relaxing or seasonal decorating. Additional highlights include triple-pane windows, gutter guards, a newer furnace, & perennials. This home truly has it all—be sure to add it to your must-see list!

5. 2026-03-27
   listed $163,000 Active 974-char remark

   Show marketing remark (974 chars)

   Well-maintained 3 bedroom/2 bath ranch-style home-. Front living room with picture window, closet, built-in cabinet, & leads to the rest of this home. Adjacent kitchen & dining area with nice cabinetry, includes appliances, & nice counterspace. Three hallway bedrooms with hardwood flooring, closets, & ceiling fans. Hallway linen/cabinet space. Full bath with double sinks & good-sized vanity/counter area. The lower level features a family room or recreation area, non-conforming bedroom, 3/4 bath, laundry & a storage room. Outside, enjoy the convenience of an attached one-car garage with additional parking space. The side yard offers a great opportunity for gardening or outdoor activities, while the front deck is perfect for relaxing or seasonal decorating. Additional highlights include triple-pane windows, gutter guards, a newer furnace, & perennials. This home truly has it all—be sure to add it to your must-see list!

ⓘ 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: $2,294 · $191/mo
• Projected year-2 tax: $2,324 · $194/mo
• Expected delta: +$30/yr (+$2/mo · 1.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥107°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,820
• − Mortgage interest: −$8,397
• − Property taxes: −$2,294
• − Insurance: −$750
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$4,361
• Taxable loss: −$2,512
• Est. tax savings @ 24.0%: +$603
• After-tax cash flow: $624/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: Fairfield Community School District
• NCES district ID: 1911340
• Math proficiency: 56% ▼ -14.00%
• Reading proficiency: 69% ▲ 3.00%
• Median HH income: $43,980
• Composite: 52.52/100
• National rank: #1563
• State rank: #227 of 289 in IA

Livability — Fairfield

• Score: 79/100
• State rank: #122
• US rank: #2265

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairfield, IA
• City population: 615
• Population (ZIP): 11,586

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 20,818 people
• By 2030: 22,098 · +6.1%
• By 2040: 24,133 · +15.9%
• By 2050: 26,448 · +27.0%
• By 2075: 32,435 · +55.8%
• By 2100: 33,966 · +63.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 7% Hispanic / Latino 5% Asian 5% Two or more races 3% Native American 1%
• Common ancestry: Italian 6% Slovak 4% Portuguese 3%
• Foreign-born: 12% · Vietnam, Canada, China
• Languages at home: 88% English-only · Other Indo-European 3% Spanish 2% Vietnamese 2%

Political lean MEDSL · Jefferson

• 2024 margin: Lean R (+6.8) · D 45.5% · R 52.3% · Other 2.1%
• 2008→2024 swing: -27.0pp toward R · 2008: 20.2pp · 2024: -6.8pp
• All cycles: 2024: R+6.8 2020: R+1.4 2016: R+0.5 2012: D+16.0 2008: D+20.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.76%
• Current HPI: 206.8679
• 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

-8.0% since first listed

5 events — show timeline

• 2026-05-12 Contingent — IAR
• 2026-05-01 Price Changed $149,900 IAR
• 2026-04-18 Relisted — IAR
• 2026-04-01 Contingent — IAR
• 2026-03-27 Listed $163,000 IAR

Property tax history

+3.2%/yr

Latest (2025): $2,294 · -0.5% YoY. Source: county tax records.