309 Main St · Oxford Junction, IA 52323

$69,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 30 Days on market

Built 1900 7,841 sqft lot

---

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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• Schools +5.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cute lil 2 bedroom 1 bath home in Oxford Junction with a nice sized back yard! Would make a great starter home or investment property.

Key facts

• 7,841 sq ft lot
• Built 1900
• Listed 30 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Frame construction with vinyl siding
• Exterior features: Public water; Public sewer

Interior

• Kitchen: Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Electric water heater; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($863 rent vs $69k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#798 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: crime C-, amenities F, commute F.
• Midland Community School District (rural): math 57% / reading 66% proficiency, ranked #231 of 289 in IA (top 80%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Midland Elementary (math 62% / reading 62%, grade B, #363 of 616 statewide, top 62%, 205 students, 51% FRL); Midland Middle/High School (math 56% / reading 67%, grade B-, #255 of 336 statewide, top 76%, 303 students, 52% FRL).
• Market conditions: 5 active listings in the ZIP; 25 units permitted in Jones County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($477 loan paydown + $3k appreciation (4.0% local appreciation)).
• Jones County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $20k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $69k implies a 134% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,965 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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?
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: 1.25% ✓
• Cap rate: 10.23%
• Cash-on-cash: 14.05%
• DSCR: 1.63
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $26,040
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 1st Ave S	0.23mi	2/1.5	864 (+3%)	20mo	$26,500	$31	66

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

Projected returns pro-forma

3.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.37×
• Total profit: $26,386
• Equity at exit: $34,928

10-year hold

• IRR: 23.0%
• Equity multiple: 4.59×
• Total profit: $69,407
• Equity at exit: $57,083

Cash invested: $19,320 (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 52323

• Home prices YoY: 2.9%
• Active inventory: 5
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $863 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$65 /mo · $776/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $226

Break-even live

Break-even rent $576

Max offer price $69,000

Occupancy floor 69%

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   status $69,000 Pending 30 DOM
2. 2026-06-17
   days on market $69,000 Active 30 DOM
3. 2026-06-16
   days on market $69,000 Active 29 DOM
4. 2026-06-15
   pricedays on market $69,000 Active 28 DOM
5. 2026-06-13
   days on market $74,000 Active 26 DOM
6. 2026-06-12
   days on market $74,000 Active 25 DOM
7. 2026-06-09
   days on market $74,000 Active 22 DOM
8. 2026-06-08
   days on market $74,000 Active 21 DOM
9. 2026-06-07
   days on market $74,000 Active 20 DOM
10. 2026-06-05
    days on market $74,000 Active 18 DOM
11. 2026-06-04
    days on market $74,000 Active 16 DOM
12. 2026-06-03
    price $74,000 Active 15 DOM
13. 2026-06-02
    days on market $79,000 Active 15 DOM
14. 2026-06-01
    days on market $79,000 Active 14 DOM
15. 2026-05-31
    days on market $79,000 Active 13 DOM
16. 2026-05-31
    days on market $79,000 Active 12 DOM
17. 2026-05-18
    listed $89,000 Active
18. 2021-12-10
    soldstatus $29,500
19. 2021-10-19
    listed $35,000
20. 2020-09-22
    soldstatus $22,000 135-char remark

    Show marketing remark (135 chars)

    Cute lil 2 bedroom 1 bath home in Oxford Junction with a nice sized back yard! Would make a great starter home or investment property.

21. 2020-07-29
    listed $24,900 135-char remark

    Show marketing remark (135 chars)

    Cute lil 2 bedroom 1 bath home in Oxford Junction with a nice sized back yard! Would make a great starter home or investment property.

ⓘ 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: $776 · $65/mo
• Projected year-2 tax: $930 · $77/mo
• Expected delta: +$154/yr (+$13/mo · 19.8%)

ⓘ 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 ≥104°F today · 15 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: $10,351
• − Mortgage interest: −$3,865
• − Property taxes: −$776
• − Insurance: −$345
• − Repairs & maintenance: −$828
• − Management: −$828
• − Depreciation: −$2,007
• Taxable income: $1,702
• Est. tax owed @ 24.0%: −$408
• After-tax cash flow: $2,306/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: Midland Community School District
• NCES district ID: 1919200
• Math proficiency: 57% ▼ -8.00%
• Reading proficiency: 66% ▼ -5.00%
• Median HH income: $48,981
• Composite: 52.19/100
• National rank: #1607
• State rank: #231 of 289 in IA

Livability — Oxford Junction

• Score: 61/100
• State rank: #798
• US rank: #18173

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oxford Junction, IA
• City population: 879
• Population (ZIP): 879

Population outlook (Jones County) Hauer SSP2

• Today (2025): 20,023 people
• By 2030: 19,702 · -1.6%
• By 2040: 19,007 · -5.1%
• By 2050: 18,396 · -8.1%
• By 2075: 17,955 · -10.3%
• By 2100: 17,448 · -12.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Italian 1%

Political lean MEDSL · Jones

• 2024 margin: Strong R (+26.3) · D 36.0% · R 62.3% · Other 1.7%
• 2008→2024 swing: -36.7pp toward R · 2008: 10.4pp · 2024: -26.3pp
• All cycles: 2024: R+26.3 2020: R+21.5 2016: R+19.4 2012: D+7.7 2008: D+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.99%
• Current HPI: 139.6963
• 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

+257.4% since first listed

5 events — show timeline

• 2026-05-18 Listed $89,000 CRAAR, CDRMLS
• 2021-12-10 Sold (MLS) $29,500 CRAAR, CDRMLS
• 2021-10-19 Listed $35,000 CRAAR, CDRMLS
• 2020-09-22 Sold (MLS) $22,000 CRAAR, CDRMLS
• 2020-07-29 Listed $24,900 CRAAR, CDRMLS

Property tax history

+10.2%/yr

Latest (2025): $776 · -2.5% YoY. Source: county tax records.