1215 Mabel St · Oskaloosa, IA 52577

$125,000

3 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 44 Days on market

Built 1979 6,098 sqft lot Est $189k · 34% 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +5.8/10.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into this beautifully updated three-bedroom home offering 1,288 sq. ft. of bright, inviting living space. Featuring both a full bath and a stylish ¾ bath—including a private primary suite—this home blends comfort with modern convenience. Enjoy peace of mind with newer windows, siding, and gutters, plus fresh interior paint and brand new flooring throughout. Outside, the property shines with a convenient carport, welcoming patio, and a spacious storage shed—perfect for extra hobbies or seasonal items. Move in ready and impeccably maintained, this home delivers exceptional value and charm.

Key facts

• Newer siding
• Newer windows
• Brand new flooring

Tags

• PRIVATE PRIMARY SUITE
• NEWER WINDOWS
• NEWER SIDING
• NEWER GUTTERS
• FRESH INTERIOR PAINT
• BRAND NEW FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.9% in Oskaloosa — 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 81/100 on livability (#57 in IA, #1,325 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities D-, commute F.
• Oskaloosa Community School District (rural): math 62% / reading 67% proficiency, ranked #208 of 289 in IA (top 72%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 73 active listings in the ZIP; 13 units permitted in Mahaska County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Mahaska County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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: 1.08% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.24%
• DSCR: 1.50
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $189,336
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1111 Mabel St	0.07mi	3/2.0	1,272 (-1%)	6mo	$145,825	$115	90
712 N H St	0.42mi	3/1.0	1,276 (-1%)	0mo	$165,000	$129	75
1216 Santa Clara St	0.04mi	3/3.0	1,104 (-14%)	2mo	$215,000	$195	69
412 N I St	0.48mi	3/2.0	1,408 (+9%)	10mo	$234,000	$166	54
710 N C St	0.71mi	3/1.0	1,242 (-4%)	7mo	$60,000	$48	51
1006 N I St	0.32mi	4/1.5 (+1)	1,158 (-10%)	13mo	$170,000	$147	50
1107 B Ave W	0.52mi	2/1.0 (-1)	1,170 (-9%)	9mo	$193,500	$165	44
322 North G St	0.61mi	3/1.0	1,156 (-10%)	12mo	$27,500	$24	41
729 N E St	0.57mi	2/1.0 (-1)	1,175 (-9%)	12mo	$245,000	$209	40
516 C Ave W	0.69mi	2/1.0 (-1)	1,203 (-7%)	13mo	$55,000	$46	37
410 Rosenberger Ave	0.67mi	4/2.0 (+1)	1,380 (+7%)	19mo	$220,000	$159	36
1506 High Ave W	0.63mi	2/1.0 (-1)	1,152 (-11%)	19mo	$127,000	$110	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: 0.4%
• Equity multiple: 1.02×
• Total profit: $568
• Equity at exit: $18,638

10-year hold

• IRR: 10.0%
• Equity multiple: 1.78×
• Total profit: $27,149
• Equity at exit: $10,808

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 52577

• Home prices YoY: -25.4%
• Active inventory: 73
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,348 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$29 /mo · $352/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $328

Break-even live

Break-even rent $933

Max offer price $125,000

Occupancy floor 71%

Sensitivity live

Price	-10% $399	-5% $363	+0% $328	+5% $292	+10% $257
Rent	-10% $221	-5% $275	+0% $328	+5% $381	+10% $434
Rate	-1.0pp $391	-0.5pp $360	base $328	+0.5pp $295	+1.0pp $263

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 4 events

1. 2026-04-08
   status Pending
2. 2026-03-23
   status Active
3. 2026-02-27
   historical Active Under Contract
4. 2026-02-23
   listed $125,000 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: $352 · $29/mo
• Projected year-2 tax: $1,157 · $96/mo
• Expected delta: +$805/yr (+$67/mo · 228.8%)

ⓘ 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 3/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,174
• − Mortgage interest: −$7,002
• − Property taxes: −$352
• − Insurance: −$625
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$3,636
• Taxable income: $1,971
• Est. tax owed @ 24.0%: −$473
• After-tax cash flow: $3,461/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: Oskaloosa Community School District
• NCES district ID: 1921870
• Math proficiency: 62% ▼ -4.00%
• Reading proficiency: 67% ▬ 0.00%
• Median HH income: $44,362
• Composite: 54.26/100
• National rank: #1373
• State rank: #208 of 289 in IA

Livability — Oskaloosa

• Score: 81/100
• State rank: #57
• US rank: #1325

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oskaloosa, IA
• Population (ZIP): 14,336

Population outlook (Mahaska County) Hauer SSP2

• Today (2025): 22,032 people
• By 2030: 21,682 · -1.6%
• By 2040: 20,750 · -5.8%
• By 2050: 19,800 · -10.1%
• By 2075: 17,839 · -19.0%
• By 2100: 15,829 · -28.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 2% Black 2% Asian 1%
• Common ancestry: Iranian 8% Italian 3% Portuguese 2%
• Foreign-born: 2%
• Languages at home: 97% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Mahaska

• 2024 margin: Solid R (+51.6) · D 23.6% · R 75.2% · Other 1.1%
• 2008→2024 swing: -35.1pp toward R · 2008: -16.5pp · 2024: -51.6pp
• All cycles: 2024: R+51.6 2020: R+47.4 2016: R+45.7 2012: R+20.5 2008: R+16.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.78%
• Current HPI: 239.9131
• 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

4 events — show timeline

• 2026-04-08 Pending — IAR
• 2026-03-23 Relisted — IAR
• 2026-02-27 Contingent — IAR
• 2026-02-23 Listed $125,000 IAR

Property tax history

+0.3%/yr

Latest (2025): $352 · -40.3% YoY. Source: county tax records.