408 1/2 E Linn St · Marshalltown, IA 50158

$117,900

3 bd · 1.0 ba · 862 sqft · SingleFamily public records · 15 Days on market

Built 1915 Est $100k · 18% over

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Why this score? — see what drove the F 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 +13.8/30.0
• Schools +4.3/10.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled 3 bedroom home with lots of improvements. Vinyl siding, metal facia, soffit and gutters. New shingles. Open floor plan. Eat in kitchen with new stove and refrigerator. New flooring throughout. New furnace and water heater. Remodeled bathroom. Detached garage. Close to downtown. Call today!

Key facts

• Newer flooring
• Remodeled bathroom
• Eat-in kitchen

Tags

• OPEN-CONCEPT FLOOR PLAN
• EAT-IN KITCHEN
• BRAND-NEW STOVE
• BRAND-NEW REFRIGERATOR
• NEWER FLOORING
• REMODELED BATHROOM

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: 2-story house; Zoned R
• Construction: Asphalt shingle roof
• Exterior features: Rectangular lot; Concrete road access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced-air heating (natural gas)
• Interior features: Partial basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $11 ($132/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 $99k (15.8% below list).
• Recommended offer: $99k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 5 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 17% 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 $815 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.
• Current owner paid $50k; list at $118k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,295 (15.8% below list)

Questions for the listing agent

1. Built in 1915 — 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. 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?
4. 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.
5. 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.
6. 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: 0.84% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $99,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 S 7th Ave	0.50mi	3/1.0	864 (+0%)	5mo	$141,000	$163	72
105 S 7th Ave	0.19mi	2/1.0 (-1)	816 (-5%)	8mo	$95,000	$116	70
108 N 5th Ave	0.29mi	2/1.0 (-1)	912 (+6%)	13mo	$135,000	$148	61
8 S 7th Ave	0.23mi	2/1.0 (-1)	952 (+10%)	9mo	$47,000	$49	60
702 Woodbury St	0.47mi	2/1.0 (-1)	800 (-7%)	8mo	$95,000	$119	54
206 N 5th Ave	0.36mi	2/1.0 (-1)	754 (-12%)	8mo	$117,500	$156	51
208 N 7th Ave	0.42mi	2/1.5 (-1)	749 (-13%)	7mo	$30,530	$41	46
808 S 9th Ave	0.68mi	2/1.0 (-1)	768 (-11%)	1mo	$67,000	$87	45
208 W Nevada St	0.63mi	4/1.5 (+1)	792 (-8%)	6mo	$148,000	$187	45
8 E Lincoln St	0.63mi	2/1.0 (-1)	948 (+10%)	9mo	$92,000	$97	41
432 Union St	0.55mi	2/1.0 (-1)	748 (-13%)	9mo	$32,000	$43	40
110 Marion St	0.73mi	2/1.0 (-1)	964 (+12%)	2mo	$60,000	$62	40

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-18,413
• Equity at exit: $17,579

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-15,172
• Equity at exit: $10,194

Cash invested: $33,012 (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: 9.9×

Monthly cashflow live

• Estimated rent: $993 high
• Mortgage (P&I): −$618
• Tax from tax record: −$106 /mo · $1,272/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $11

Break-even live

Break-even rent $979

Max offer price $117,900

Occupancy floor 94%

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: $29,475
• Closing costs: $3,537
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
511 S 7th Ave Marshalltown, IA	2.0	1.0	784	$738	$0.94	43d	2	0.44mi
605 S 7th Ave Unit 605-01 Marshalltown, IA	2.0	1.0	784	$700	$0.89	43d	1	0.46mi
505 N 13th Ave Marshalltown, IA	2.0	1.0	676	$1,095	$1.62	43d	1	0.88mi
511 W State St Unit 5 Marshalltown, IA	2.0	1.0	911	$895	$0.98	43d	1	0.89mi
1010 Washington St Marshalltown, IA	3.0	1.0–2.0	1098	$1,262	$1.15	43d	3	1.35mi

Listing history 12 events

1. 2026-06-19
   days on market $117,900 Active 15 DOM
2. 2026-06-18
   days on market $117,900 Active 14 DOM
3. 2026-06-17
   days on market $117,900 Active 13 DOM
4. 2026-06-16
   days on market $117,900 Active 12 DOM
5. 2026-06-15
   days on market $117,900 Active 11 DOM
6. 2026-06-14
   days on market $117,900 Active 9 DOM
7. 2026-06-12
   days on market $117,900 Active 8 DOM
8. 2026-06-09
   days on market $117,900 Active 5 DOM
9. 2026-06-08
   days on market $117,900 Active 4 DOM
10. 2026-06-07
    days on market $117,900 Active 3 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $117,900 Active 1 DOM

ⓘ 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: $1,272 · $106/mo
• Projected year-2 tax: $1,562 · $130/mo
• Expected delta: +$290/yr (+$24/mo · 22.8%)

ⓘ 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 ≥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: $11,915
• − Mortgage interest: −$6,604
• − Property taxes: −$1,272
• − Insurance: −$590
• − Repairs & maintenance: −$953
• − Management: −$953
• − Depreciation: −$3,430
• Taxable loss: −$1,887
• Est. tax savings @ 24.0%: +$453
• After-tax cash flow: $585/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

+573.7% since first listed

13 events — show timeline

• 2026-06-04 Listed $117,900 DMMLS
• 2026-05-07 Sold (Public Records) $50,000 Public Records
• 2023-06-29 Sold (Public Records) $82,000 Public Records
• 2023-06-26 Sold (MLS) $87,000 IAR
• 2023-06-02 Pending — IAR
• 2023-04-16 Price Changed $84,500 IAR
• 2023-04-12 Price Changed $88,500 IAR
• 2023-04-06 Price Changed $92,500 IAR
• 2023-04-03 Price Changed $99,500 IAR
• 2023-03-30 Price Changed $104,900 IAR
• 2023-03-24 Price Changed $109,900 IAR
• 2023-03-21 Listed $114,900 IAR
• 1999-10-14 Sold (Public Records) $17,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,272 · +6.0% YoY. Source: county tax records.