603 7th St · Durant, IA 52747

$70,000

3 bd · 1.5 ba · 1,920 sqft · SingleFamily public records

Built 1915 9,600 sqft lot ↓ 29% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Schools +5.9/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great opportunity for a winter project! This 2-bedroom, 1.5-bath home offers plenty of square footage, an attached garage, and solid bones ready for renovation. Home is sold AS-IS and does need TLC-perfect for investors, flippers, or anyone looking to make it their own.

Key facts

• 9,600 sq ft lot
• Garage
• Built 1915

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads 82/100 on livability (#44 in IA, #1,124 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Durant Community School District (rural): math 66% / reading 70% proficiency, ranked #156 of 289 in IA (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Durant Elementary School (math 72% / reading 77%, grade A, #131 of 616 statewide, top 27%, 343 students, 29% FRL); Durant Junior/Senior High School (math 63% / reading 67%, grade B, #208 of 336 statewide, top 62%, 340 students, 32% FRL).
• Market conditions: 14 active listings in the ZIP; 89 units permitted in Cedar County in 2024 (40 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($484 loan paydown + $1k appreciation (1.8% local appreciation)).
• Cedar County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $50k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,000

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.81% ✓
• Cap rate: 13.29%
• Cash-on-cash: 24.98%
• DSCR: 2.11
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $249,600
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 7th St	0.00mi	2/1.5 (-1)	1,920 (0%)	4mo	$50,000	$26	91
707 9th Ave	0.25mi	4/2.0 (+1)	1,796 (-6%)	4mo	$233,000	$130	68
607 9th Ave	0.23mi	4/2.0 (+1)	1,680 (-12%)	3mo	$258,000	$154	59
1002 14th Ave	0.57mi	4/2.0 (+1)	2,006 (+4%)	20mo	$250,000	$125	42

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

Projected returns pro-forma

1.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.8%
• Equity multiple: 2.54×
• Total profit: $30,141
• Equity at exit: $26,830

10-year hold

• IRR: 30.6%
• Equity multiple: 4.91×
• Total profit: $76,714
• Equity at exit: $38,045

Cash invested: $19,600 (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 52747

• Home prices YoY: 0.9%
• Active inventory: 14
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$195 /mo · $2,342/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $408

Break-even live

Break-even rent $749

Max offer price $70,000

Occupancy floor 63%

Sensitivity live

Price	-10% $448	-5% $428	+0% $408	+5% $388	+10% $368
Rent	-10% $308	-5% $358	+0% $408	+5% $458	+10% $508
Rate	-1.0pp $443	-0.5pp $426	base $408	+0.5pp $390	+1.0pp $371

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-24
   status Pending
2. 2026-05-24
   status Pending
3. 2026-05-22
   status Pending
4. 2026-02-17
   soldstatus $50,000
5. 2026-02-13
   soldstatus $50,000 Closed
6. 2026-02-13
   soldstatus $50,000 Closed
7. 2026-02-13
   soldstatus $50,000 Closed
8. 2026-02-13
   soldstatus $50,000 Closed
9. 2026-01-08
   status Pending
10. 2026-01-05
    historical
11. 2025-11-25
    status Pending
12. 2025-11-25
    historical
13. 2025-11-25
    historical
14. 2025-11-20
    listed $70,000
15. 2025-11-20
    listed Active

ⓘ 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: $2,342 · $195/mo
• Projected year-2 tax: $2,342 · $195/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,182
• − Mortgage interest: −$3,921
• − Property taxes: −$2,342
• − Insurance: −$350
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$2,036
• Taxable income: $4,103
• Est. tax owed @ 24.0%: −$985
• After-tax cash flow: $3,912/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: Durant Community School District
• NCES district ID: 1909600
• Math proficiency: 66% ▲ 5.00%
• Reading proficiency: 70% ▲ 6.00%
• Median HH income: $58,687
• Composite: 58.53/100
• National rank: #993
• State rank: #156 of 289 in IA

Livability — Durant

• Score: 82/100
• State rank: #44
• US rank: #1124

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Durant, IA
• City population: 2,098
• Population (ZIP): 2,098

Population outlook (Cedar County) Hauer SSP2

• Today (2025): 18,416 people
• By 2030: 18,294 · -0.7%
• By 2040: 17,771 · -3.5%
• By 2050: 16,841 · -8.6%
• By 2075: 14,503 · -21.2%
• By 2100: 11,301 · -38.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 3% Slovak 2% Iranian 1%
• Foreign-born: 1% · South Korea

Political lean MEDSL · Cedar

• 2024 margin: Strong R (+21.8) · D 38.4% · R 60.1% · Other 1.5%
• 2008→2024 swing: -31.4pp toward R · 2008: 9.6pp · 2024: -21.8pp
• All cycles: 2024: R+21.8 2020: R+17.0 2016: R+18.1 2012: D+4.4 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.79%
• Current HPI: 193.0905
• 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

-28.6% since first listed

15 events — show timeline

• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-22 Pending — MRED as Distributed by MLS Grid
• 2026-02-17 Sold (Public Records) $50,000 Public Records
• 2026-02-13 Sold (MLS) $50,000 MRED as Distributed by MLS Grid
• 2026-02-13 Sold (MLS) $50,000 MRED as Distributed by MLS Grid
• 2026-02-13 Sold (MLS) $50,000 MRED as Distributed by MLS Grid
• 2026-02-13 Sold (MLS) $50,000 MRED as Distributed by MLS Grid
• 2026-01-08 Pending — MRED as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-25 Pending — RMLSA as Distributed by MLS Grid
• 2025-11-25 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-11-25 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-20 Listed — RMLSA as Distributed by MLS Grid
• 2025-11-20 Listed $70,000 MRED as Distributed by MLS Grid

Property tax history

+4.6%/yr

Latest (2025): $2,342 · +7.3% YoY. Source: county tax records.