1516 Kalsem Blvd · Marshalltown, IA 50158

$95,000

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 25 Days on market

Built 1950 8,712 sqft lot $120/sqft · 14% below area Est $110k · 14% under

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Why this score? — see what drove the C- 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 +16.5/30.0
• ARV discount +13.7/15.0
• DSCR +5.1/10.0
• 1% rule +4.6/10.0
• 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

Nestled in the heart of Marshalltown, this two bedroom, 1 bath ranch home is looking for its new owner! The main floor laundry offers added convenience, ensuring that chores feel less like a burden. Outside, you'll find not just one but two garage spaces—an attached one-stall garage for easy access year-round plus a detached one-stall garage perfect for extra storage or workshop projects. Call today to take a tour!

Key facts

• 8,712 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: Attached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; 0.2-acre lot

Interior

• Bathrooms: 1 full bathroom
• Interior features: Central air conditioning; Forced air heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $56 ($668/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 $91k (4.1% below list).
• Recommended offer: $91k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 7 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 16% 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 $657 of loan paydown is wiped out by about $3k 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 25 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,127 (4.1% below list)

Questions for the listing agent

1. Built in 1950 — 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: 0.96% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.51%
• DSCR: 1.11
• GRM: 8.7

CMA / ARV

• ARV (median comp): $110,120
• List price: $95,000
• Delta: -13.73%
• 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
1516 Kalsem Blvd	0.00mi	2/1.0	792 (0%)	7mo	$85,000	$107	94
202 N 16th St	0.21mi	2/1.0	816 (+3%)	2mo	$65,700	$81	83
109 N 20th St	0.35mi	2/1.0	796 (+0%)	18mo	$60,000	$75	68
1914 Summit St	0.33mi	1/1.0 (-1)	720 (-9%)	2mo	$35,000	$49	63
107 1/2 S 12th St	0.66mi	2/1.0	836 (+6%)	3mo	$55,000	$66	58
1208 W Linn St	0.68mi	2/1.0	820 (+4%)	6mo	$130,100	$159	57
109 N 19th St	0.31mi	2/1.0	856 (+8%)	21mo	$103,500	$121	55
1701 W Main St	0.38mi	3/2.0 (+1)	860 (+9%)	7mo	$135,000	$157	54
1608 W State St	0.32mi	2/1.0	898 (+13%)	12mo	$110,000	$122	53
1312 W Church St	0.57mi	2/1.0	720 (-9%)	8mo	$105,000	$146	52
112 S 12th St	0.70mi	2/1.0	857 (+8%)	12mo	$100,000	$117	44
1313 W Boone St	0.68mi	3/1.5 (+1)	864 (+9%)	3mo	$165,000	$191	43

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: -12.3%
• Equity multiple: 0.56×
• Total profit: $-11,832
• Equity at exit: $14,165

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-5,666
• Equity at exit: $8,214

Cash invested: $26,600 (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 50158

• Active inventory: 161
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $911 high
• Mortgage (P&I): −$498
• Tax from tax record: −$126 /mo · $1,518/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$191
• Net cashflow: $56

Break-even live

Break-even rent $841

Max offer price $95,000

Occupancy floor 89%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
604 Jerome St Marshalltown, IA	1.0	1.0	600	$895	$1.49	44d	1	0.96mi
511 W State St Unit 5 Marshalltown, IA	2.0	1.0	911	$895	$0.98	44d	1	1.04mi
407 W Main St Marshalltown, IA	1.0	1.0	750	$775	$1.03	44d	1	1.13mi
1010 Washington St Marshalltown, IA	3.0	1.0–2.0	1098	$1,262	$1.15	44d	3	1.18mi
519 N 3rd St Unit 10 Marshalltown, IA	1.0	1.0	700	$650	$0.93	44d	1	1.24mi
111 W State St Marshalltown, IA	1.0	1.0	550	$845	$1.54	44d	1	1.32mi
1 W Grant St Marshalltown, IA	1.0	1.0	700	$700	$1.00	44d	1	1.43mi

Listing history 18 events

1. 2026-06-09
   status $95,000 Pending 25 DOM
2. 2026-06-08
   days on market $95,000 Active 25 DOM
3. 2026-06-07
   pricedays on market $95,000 Active 24 DOM
4. 2026-06-05
   days on market $124,900 Active 21 DOM
5. 2026-06-03
   days on market $124,900 Active 20 DOM
6. 2026-06-02
   days on market $124,900 Active 19 DOM
7. 2026-06-01
   days on market $124,900 Active 18 DOM
8. 2026-05-31
   days on market $124,900 Active 17 DOM
9. 2026-05-30
   days on market $124,900 Active 16 DOM
10. 2026-05-13
    listed $129,900 Active 247-char remark
11. 2025-11-21
    soldstatus $85,000 Closed 424-char remark

    Show marketing remark (424 chars)

    Nestled in the heart of Marshalltown, this two bedroom, 1 bath ranch home is looking for its new owner! The main floor laundry offers added convenience, ensuring that chores feel less like a burden. Outside, you'll find not just one but two garage spaces—an attached one-stall garage for easy access year-round plus a detached one-stall garage perfect for extra storage or workshop projects. Call today to take a tour!

12. 2025-11-21
    soldstatus $85,000

    Show marketing remark (424 chars)

    Nestled in the heart of Marshalltown, this two bedroom, 1 bath ranch home is looking for its new owner! The main floor laundry offers added convenience, ensuring that chores feel less like a burden. Outside, you'll find not just one but two garage spaces—an attached one-stall garage for easy access year-round plus a detached one-stall garage perfect for extra storage or workshop projects. Call today to take a tour!

13. 2025-10-21
    status Pending 424-char remark

    Show marketing remark (424 chars)

    Nestled in the heart of Marshalltown, this two bedroom, 1 bath ranch home is looking for its new owner! The main floor laundry offers added convenience, ensuring that chores feel less like a burden. Outside, you'll find not just one but two garage spaces—an attached one-stall garage for easy access year-round plus a detached one-stall garage perfect for extra storage or workshop projects. Call today to take a tour!

14. 2025-09-23
    price $102,500 424-char remark

    Show marketing remark (424 chars)

    Nestled in the heart of Marshalltown, this two bedroom, 1 bath ranch home is looking for its new owner! The main floor laundry offers added convenience, ensuring that chores feel less like a burden. Outside, you'll find not just one but two garage spaces—an attached one-stall garage for easy access year-round plus a detached one-stall garage perfect for extra storage or workshop projects. Call today to take a tour!

15. 2025-08-26
    listed $107,500 Active 424-char remark

    Show marketing remark (424 chars)

    Nestled in the heart of Marshalltown, this two bedroom, 1 bath ranch home is looking for its new owner! The main floor laundry offers added convenience, ensuring that chores feel less like a burden. Outside, you'll find not just one but two garage spaces—an attached one-stall garage for easy access year-round plus a detached one-stall garage perfect for extra storage or workshop projects. Call today to take a tour!

16. 2002-09-20
    soldstatus $64,000
17. 1999-11-15
    soldstatus $53,000
18. 1997-10-17
    soldstatus $27,000

ⓘ 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: $1,518 · $126/mo
• Projected year-2 tax: $1,518 · $126/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 ≥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: $10,935
• − Mortgage interest: −$5,321
• − Property taxes: −$1,518
• − Insurance: −$475
• − Repairs & maintenance: −$875
• − Management: −$875
• − Depreciation: −$2,764
• Taxable loss: −$893
• Est. tax savings @ 24.0%: +$214
• After-tax cash flow: $882/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

+251.9% since first listed

12 events — show timeline

• 2026-06-08 Pending — IAR
• 2026-06-05 Price Changed $95,000 IAR
• 2026-05-29 Price Changed $124,900 IAR
• 2026-05-13 Listed $129,900 IAR
• 2025-11-21 Sold (Public Records) $85,000 Public Records
• 2025-11-21 Sold (MLS) $85,000 IAR
• 2025-10-21 Pending — IAR
• 2025-09-23 Price Changed $102,500 IAR
• 2025-08-26 Listed $107,500 IAR
• 2002-09-20 Sold (Public Records) $64,000 Public Records
• 1999-11-15 Sold (Public Records) $53,000 Public Records
• 1997-10-17 Sold (Public Records) $27,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,518 · +6.3% YoY. Source: county tax records.