808 S 9th Ave · Marshalltown, IA 50158

$69,900

2 bd · 1.0 ba · 768 sqft · SingleFamily public records

Built 1920 6,970 sqft lot Est $120k · 42% under

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Why this score? — see what drove the B 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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.0/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this cute 2 bedroom 1 bathroom home. This home has been nicely taken care of and used as a certified rental with rental certificate. Nice hardwood floors throughout the home, newer electrical, newer appliances, fresh paint, and more. Spacious kitchen with great cabinet space. Super solid basement with a lot of potential to finish and add living space or bedroom. This home has been inspected by the city and has passed and can be used as a legal single family rental as well. Do not let this opportunity pass you by. Call today and schedule your showing. All information obtained from seller and public records.

Key facts

• 6,970 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($836 rent vs $70k).
• Cap rate 9.6% vs local median 4.5% in Marshalltown — 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 78/100 on livability (#133 in IA, #2,464 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, amenities F.
• Marshalltown Community School District (town): math 50% / reading 52% proficiency, ranked #278 of 289 in IA (top 96%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 161 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 35 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).
• This rent is only 14% of the median local income ($70k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Marshall County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.20% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.88%
• DSCR: 1.53
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $119,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
808 S 9th Ave	0.00mi	2/1.0	768 (0%)	1mo	$67,000	$87	100
1011 S 7th Ave	0.28mi	2/1.0	768 (0%)	4mo	$120,000	$156	83
903 S 5th Ave	0.36mi	2/1.0	726 (-6%)	0mo	$45,000	$62	74
1009 S 7th Ave	0.27mi	2/1.0	760 (-1%)	15mo	$127,000	$167	73
1102 E Anson St St	0.16mi	2/2.0	804 (+5%)	10mo	$149,900	$186	72
914 May St	0.09mi	2/1.5	816 (+6%)	18mo	$69,500	$85	68
1304 E Nevada St	0.57mi	2/1.0	744 (-3%)	9mo	$135,000	$181	61
701 S 7th Ave	0.20mi	3/1.0 (+1)	864 (+12%)	5mo	$141,000	$163	60
1110 May St	0.20mi	2/1.5	672 (-12%)	17mo	$80,000	$119	54
105 S 7th Ave	0.63mi	2/1.0	816 (+6%)	8mo	$95,000	$116	53
912 E South St	0.26mi	2/1.0	672 (-12%)	22mo	$120,000	$179	49
209 S 5th Ave	0.60mi	3/1.0 (+1)	672 (-12%)	22mo	$62,000	$92	28

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $1,012
• Equity at exit: $10,422

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $16,777
• Equity at exit: $6,044

Cash invested: $19,572 (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 50158

• Active inventory: 161
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $836 high
• Mortgage (P&I): −$367
• Tax from tax record: −$71 /mo · $856/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $194

Break-even live

Break-even rent $591

Max offer price $69,900

Occupancy floor 72%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 S 7th Ave Unit 605-01 Marshalltown, IA	2.0	1.0	784	$700	$0.89	43d	1	0.22mi
511 S 7th Ave Marshalltown, IA	2.0	1.0	784	$738	$0.94	43d	2	0.24mi
201 N 2nd Ave Marshalltown, IA	1.0	1.0	736	$600	$0.82	43d	2	1.05mi
505 N 13th Ave Marshalltown, IA	2.0	1.0	676	$1,095	$1.62	43d	1	1.18mi
1 W Grant St Marshalltown, IA	1.0	1.0	700	$700	$1.00	43d	1	1.22mi
111 W State St Marshalltown, IA	1.0	1.0	550	$845	$1.54	43d	1	1.22mi
407 W Main St Marshalltown, IA	1.0	1.0	750	$775	$1.03	43d	1	1.36mi
511 W State St Unit 5 Marshalltown, IA	2.0	1.0	911	$895	$0.98	43d	1	1.45mi

Listing history 16 events

1. 2026-03-30
   historical
2. 2026-03-30
   listed $69,900
3. 2024-07-24
   soldstatus $69,000
4. 2024-07-12
   soldstatus $75,000 Closed 624-char remark

   Show marketing remark (624 chars)

   Welcome to this cute 2 bedroom 1 bathroom home. This home has been nicely taken care of and used as a certified rental with rental certificate. Nice hardwood floors throughout the home, newer electrical, newer appliances, fresh paint, and more. Spacious kitchen with great cabinet space. Super solid basement with a lot of potential to finish and add living space or bedroom. This home has been inspected by the city and has passed and can be used as a legal single family rental as well. Do not let this opportunity pass you by. Call today and schedule your showing. All information obtained from seller and public records.

5. 2024-07-12
   soldstatus $69,000 Closed 624-char remark

   Show marketing remark (624 chars)

   Welcome to this cute 2 bedroom 1 bathroom home. This home has been nicely taken care of and used as a certified rental with rental certificate. Nice hardwood floors throughout the home, newer electrical, newer appliances, fresh paint, and more. Spacious kitchen with great cabinet space. Super solid basement with a lot of potential to finish and add living space or bedroom. This home has been inspected by the city and has passed and can be used as a legal single family rental as well. Do not let this opportunity pass you by. Call today and schedule your showing. All information obtained from seller and public records.

6. 2024-06-03
   status Pending 624-char remark

   Show marketing remark (624 chars)

   Welcome to this cute 2 bedroom 1 bathroom home. This home has been nicely taken care of and used as a certified rental with rental certificate. Nice hardwood floors throughout the home, newer electrical, newer appliances, fresh paint, and more. Spacious kitchen with great cabinet space. Super solid basement with a lot of potential to finish and add living space or bedroom. This home has been inspected by the city and has passed and can be used as a legal single family rental as well. Do not let this opportunity pass you by. Call today and schedule your showing. All information obtained from seller and public records.

7. 2024-06-03
   status Pending 624-char remark

   Show marketing remark (624 chars)

   Welcome to this cute 2 bedroom 1 bathroom home. This home has been nicely taken care of and used as a certified rental with rental certificate. Nice hardwood floors throughout the home, newer electrical, newer appliances, fresh paint, and more. Spacious kitchen with great cabinet space. Super solid basement with a lot of potential to finish and add living space or bedroom. This home has been inspected by the city and has passed and can be used as a legal single family rental as well. Do not let this opportunity pass you by. Call today and schedule your showing. All information obtained from seller and public records.

8. 2024-05-02
   listed $89,900 Active 624-char remark

   Show marketing remark (624 chars)

   Welcome to this cute 2 bedroom 1 bathroom home. This home has been nicely taken care of and used as a certified rental with rental certificate. Nice hardwood floors throughout the home, newer electrical, newer appliances, fresh paint, and more. Spacious kitchen with great cabinet space. Super solid basement with a lot of potential to finish and add living space or bedroom. This home has been inspected by the city and has passed and can be used as a legal single family rental as well. Do not let this opportunity pass you by. Call today and schedule your showing. All information obtained from seller and public records.

9. 2024-05-02
   listed $89,900 Active 624-char remark

   Show marketing remark (624 chars)

   Welcome to this cute 2 bedroom 1 bathroom home. This home has been nicely taken care of and used as a certified rental with rental certificate. Nice hardwood floors throughout the home, newer electrical, newer appliances, fresh paint, and more. Spacious kitchen with great cabinet space. Super solid basement with a lot of potential to finish and add living space or bedroom. This home has been inspected by the city and has passed and can be used as a legal single family rental as well. Do not let this opportunity pass you by. Call today and schedule your showing. All information obtained from seller and public records.

10. 2024-04-23
    historical
11. 2024-03-28
    listed $99,900 Active
12. 2024-03-28
    listed $99,900 Active
13. 2022-12-28
    soldstatus $70,000
14. 2022-12-21
    soldstatus $70,000 Closed
15. 2022-11-15
    historical
16. 2022-11-11
    listed $63,000

ⓘ 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: $856 · $71/mo
• Projected year-2 tax: $977 · $81/mo
• Expected delta: +$121/yr (+$10/mo · 14.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $10,036
• − Mortgage interest: −$3,915
• − Property taxes: −$856
• − Insurance: −$350
• − Repairs & maintenance: −$803
• − Management: −$803
• − Depreciation: −$2,033
• Taxable income: $1,276
• Est. tax owed @ 24.0%: −$306
• After-tax cash flow: $2,018/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: Marshalltown Community School District
• NCES district ID: 1918720
• Math proficiency: 50% ▼ -8.00%
• Reading proficiency: 52% ▬ 0.00%
• Median HH income: $47,877
• Composite: 43.41/100
• National rank: #3015
• State rank: #278 of 289 in IA

Livability — Marshalltown

• Score: 78/100
• State rank: #133
• US rank: #2464

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshalltown, IA
• County: Marshall County · 31,396 people
• City population: 31,396
• Metro: Marshalltown, IA
• Population (ZIP): 31,396
• Household income: $70,367
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 369.0

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 41,166 people
• By 2030: 41,477 · +0.8%
• By 2040: 42,548 · +3.4%
• By 2050: 44,472 · +8.0%
• By 2075: 52,719 · +28.1%
• By 2100: 60,912 · +48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 30% Two or more races 14% Asian 5% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Portuguese 3% Italian 2% Iranian 1%
• Foreign-born: 17% · Canada, Philippines, China
• Languages at home: 71% English-only · Spanish 24% Other Asian/Pacific 4% French/Haitian/Cajun 1%

Political lean MEDSL · Marshall

• 2024 margin: R (+15.6) · D 41.4% · R 57.0% · Other 1.6%
• 2008→2024 swing: -24.9pp toward R · 2008: 9.3pp · 2024: -15.6pp
• All cycles: 2024: R+15.6 2020: R+7.7 2016: R+8.5 2012: D+8.9 2008: D+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -161.80%
• Current HPI: 177.4692
• Rent YoY: —
• Metro: Marshalltown, IA
• 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

+11.0% since first listed

16 events — show timeline

• 2026-03-30 Listed $69,900 IAR
• 2026-03-30 Delisted — IAR
• 2024-07-24 Sold (Public Records) $69,000 Public Records
• 2024-07-12 Sold (MLS) $69,000 DMMLS
• 2024-07-12 Sold (MLS) $75,000 IAR
• 2024-06-03 Pending — IAR
• 2024-06-03 Pending — DMMLS
• 2024-05-02 Listed $89,900 DMMLS
• 2024-05-02 Listed $89,900 IAR
• 2024-04-23 Listing Removed — DMMLS
• 2024-03-28 Listed $99,900 IAR
• 2024-03-28 Listed $99,900 DMMLS
• 2022-12-28 Sold (Public Records) $70,000 Public Records
• 2022-12-21 Sold (MLS) $70,000 IAR
• 2022-11-15 Delisted — IAR
• 2022-11-11 Listed $63,000 IAR

Property tax history

+6.3%/yr

Latest (2025): $856 · +5.9% YoY. Source: county tax records.