302 E Greene St · Postville, IA 52162

$84,900

3 bd · 1.5 ba · 1,590 sqft · SingleFamily public records · 1 Days on market

Built 1888 0.31 ac lot $53/sqft · 28% below area Est $129k · 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• Appreciation +7.8/10.0
• 1% rule +7.4/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Ready. .. Set. .. GO!!! It’s on the market, 3 bedroom home just a couple blocks from the swimming pool in Postville. This home is priced for the first time home buyer, someone looking for a rental property, or even someone looking to do some upgrades to the home and then resell it! There is plenty of living space on the main level, 3 bedrooms and bath upstairs. The 2 stall detached garage and location offer plenty of parking on and off the street. Call for your private tour.

Key facts

• Living space
• Swimming pool
• Detached garage

Tags

• SWIMMING POOL
• DETACHED GARAGE
• LIVING SPACE

Property features AI

Exterior

• Parking: Has carport (2 spaces); Detached garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Multi/split levels; 2 stories
• Construction: Vinyl siding; Shingle/asphalt roof
• Exterior features: Garden; Level lot; Concrete and paved road access

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air; Ceiling fan(s); Electric heating; Forced air; Natural gas heating
• Interior features: Ceiling fan(s); Electric water heater; Unfinished basement with interior entry
• Laundry & utility: Laundry located in kitchen; Washer hookup; Electric dryer hookup; Gas dryer hookup; Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 72/100 on livability (#301 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Postville Community School District (rural): math 43% / reading 53% proficiency, ranked #284 of 289 in IA (top 98%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Postville Early Childhood Preschool/Ogden St (14 students, 29% FRL) — zoned schools average 29% FRL vs 68% district-wide (40 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 10 active listings in the ZIP; 61 units permitted in Allamakee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($587 loan paydown + $5k appreciation (5.6% local appreciation)).
• Allamakee County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.6% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1888 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1888 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.24% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.63%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $128,705
• List price: $84,900
• Delta: -34.04%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 E Greene St	0.00mi	3/1.5	1,747 (+10%)	0mo	$100,000	$57	83
133 E Greene St	0.30mi	2/2.0 (-1)	1,784 (+12%)	5mo	$148,500	$83	54
160 E Tilden St	0.28mi	3/1.0	1,736 (+9%)	23mo	$159,000	$92	51
329 W Williams St	0.62mi	4/2.0 (+1)	1,808 (+14%)	12mo	$135,000	$75	31

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

Projected returns pro-forma

5.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 2.62×
• Total profit: $38,491
• Equity at exit: $51,272

10-year hold

• IRR: 23.8%
• Equity multiple: 5.26×
• Total profit: $101,329
• Equity at exit: $91,218

Cash invested: $23,772 (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 52162

• Home prices YoY: 2.8%
• Active inventory: 10
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$98 /mo · $1,178/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $250

Break-even live

Break-even rent $733

Max offer price $84,900

Occupancy floor 71%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-16
   status Pending 485-char remark
2. 2026-05-14
   listed $84,900 Active 485-char remark

ⓘ 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: $1,178 · $98/mo
• Projected year-2 tax: $1,255 · $105/mo
• Expected delta: +$77/yr (+$6/mo · 6.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°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: $12,593
• − Mortgage interest: −$4,756
• − Property taxes: −$1,178
• − Insurance: −$424
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$2,470
• Taxable income: $1,750
• Est. tax owed @ 24.0%: −$420
• After-tax cash flow: $2,583/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: Postville Community School District
• NCES district ID: 1923340
• Math proficiency: 43% ▼ -2.00%
• Reading proficiency: 53% ▲ 8.00%
• Median HH income: $45,842
• Composite: 40.69/100
• National rank: #3670
• State rank: #284 of 289 in IA

Livability — Postville

• Score: 72/100
• State rank: #301
• US rank: #5827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Postville, IA
• Population (ZIP): 3,576

Population outlook (Allamakee County) Hauer SSP2

• Today (2025): 12,814 people
• By 2030: 12,146 · -5.2%
• By 2040: 10,750 · -16.1%
• By 2050: 9,506 · -25.8%
• By 2075: 7,779 · -39.3%
• By 2100: 6,870 · -46.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 56% Hispanic / Latino 32% Two or more races 14% Black 8% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 18% Puerto Rican 2%
• Common ancestry: Portuguese 8% Scotch-Irish 3% Subsaharan African 3%
• Foreign-born: 24% · Canada, China
• Languages at home: 56% English-only · Spanish 29% German/W. Germanic 4% Russian/Polish/Slavic 3%

Political lean MEDSL · Allamakee

• 2024 margin: Solid R (+34.3) · D 32.2% · R 66.5% · Other 1.3%
• 2008→2024 swing: -48.6pp toward R · 2008: 14.2pp · 2024: -34.3pp
• All cycles: 2024: R+34.3 2020: R+29.1 2016: R+24.3 2012: D+4.1 2008: D+14.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.61%
• Current HPI: 206.7688
• 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

+17.8% since first listed

3 events — show timeline

• 2026-06-10 Sold (MLS) $100,000 NEIRBR as distributed by MLS GRID
• 2026-05-16 Pending — NEIRBR as distributed by MLS GRID
• 2026-05-14 Listed $84,900 NEIRBR as distributed by MLS GRID

Property tax history

+0.7%/yr

Latest (2025): $1,178 · -5.5% YoY. Source: county tax records.