431 S Day Ave · Ute, IA 51060

$132,900

3 bd · 2.0 ba · 1,418 sqft · SingleFamily public records · 73 Days on market

Built 1920 0.33 ac lot $94/sqft · 117% above area

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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 +15.7/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +4.8/10.0
• 1% rule +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home is spacious and charming. It is full of potential for modernization and customization to make it your own! Built on a large corner lot, there is plenty of room for activities. New roof and siding, with gorgeous hardwood floors. Come fall in love today!

Key facts

• New siding
• Large corner lot
• New roof

Tags

• LARGE CORNER LOT
• NEW ROOF
• NEW SIDING
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $133k.

Deal economics

• At list price, monthly cash flow is $59 ($707/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 $110k (16.9% below list).
• Recommended offer: $110k (16.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#797 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D, health & safety D.
• Charter Oak-Ute Community School District (rural): math 55% / reading 55% proficiency, ranked #308 of 330 in IA (top 93%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Charter Oak-Ute Elementary School (math 57% / reading 57%, grade C+, #436 of 616 statewide, top 74%, 128 students, 51% FRL); Charter Oak-Ute Junior High School (math 57% / reading 62%, grade B, #185 of 246 statewide, top 78%, 57 students, 65% FRL) — zoned schools average 58% FRL vs 38% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1 active listings in the ZIP; 9 units permitted in Monona County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($919 loan paydown + $8k appreciation (5.8% local appreciation)).
• Monona County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $37k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($125k) is reasonable based on typical stale-listing flexibility.
• 9 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.
• Current owner paid $18k; list at $133k implies a 659% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,453 (16.9% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.90%
• DSCR: 1.08
• GRM: 10.0

CMA / ARV

• ARV (median comp): $61,221
• List price: $132,900
• Delta: 117.08%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

5.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 2.10×
• Total profit: $40,808
• Equity at exit: $82,197

10-year hold

• IRR: 16.5%
• Equity multiple: 4.15×
• Total profit: $117,346
• Equity at exit: $147,909

Cash invested: $37,212 (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 51060

• Home prices YoY: 4.4%
• Active inventory: 1
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,105 medium
• Mortgage (P&I): −$697
• Tax from tax record: −$61 /mo · $736/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $59

Break-even live

Break-even rent $1,030

Max offer price $132,900

Occupancy floor 90%

Sensitivity live

Price	-10% $134	-5% $97	+0% $59	+5% $21	+10% $-16
Rent	-10% $-28	-5% $15	+0% $59	+5% $103	+10% $146
Rate	-1.0pp $126	-0.5pp $93	base $59	+0.5pp $24	+1.0pp $-11

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: $33,225
• Closing costs: $3,987
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-16
   days on market $132,900 Active 73 DOM
2. 2026-06-15
   days on market $132,900 Active 72 DOM
3. 2026-06-13
   days on market $132,900 Active 70 DOM
4. 2026-06-12
   days on market $132,900 Active 69 DOM
5. 2026-06-09
   days on market $132,900 Active 66 DOM
6. 2026-06-09
   days on marketlisting id $132,900 Active 65 DOM
7. 2026-06-08
   days on market $132,900 Active 75 DOM
8. 2026-06-07
   days on market $132,900 Active 74 DOM
9. 2026-06-05
   days on market $132,900 Active 72 DOM
10. 2026-06-04
    days on market $132,900 Active 70 DOM
11. 2026-06-02
    days on market $132,900 Active 69 DOM
12. 2026-06-01
    days on market $132,900 Active 68 DOM
13. 2026-05-31
    days on market $132,900 Active 67 DOM
14. 2026-05-31
    days on market $132,900 Active 66 DOM
15. 2026-03-25
    listed $132,900 Active 262-char remark

    Show marketing remark (262 chars)

    This home is spacious and charming. It is full of potential for modernization and customization to make it your own! Built on a large corner lot, there is plenty of room for activities. New roof and siding, with gorgeous hardwood floors. Come fall in love today!

16. 2026-03-25
    listed $132,900 Active 262-char remark

    Show marketing remark (262 chars)

    This home is spacious and charming. It is full of potential for modernization and customization to make it your own! Built on a large corner lot, there is plenty of room for activities. New roof and siding, with gorgeous hardwood floors. Come fall in love today!

17. 2026-02-09
    status Active
18. 2026-01-14
    price $134,999
19. 2025-12-22
    status Active
20. 2025-10-23
    listed $135,000 Active
21. 2025-09-23
    price $135,000
22. 2025-09-20
    listed $135,900 Active
23. 2025-09-14
    listed $135,000 Active
24. 2025-07-25
    price $142,900
25. 2025-06-19
    listed $145,000 Active
26. 2025-06-19
    listed $145,000 Active
27. 2003-08-19
    soldstatus $17,500

ⓘ 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: $736 · $61/mo
• Projected year-2 tax: $1,411 · $118/mo
• Expected delta: +$675/yr (+$56/mo · 91.7%)

ⓘ 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 3/10 Moderate 7 d/yr ≥103°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: $13,254
• − Mortgage interest: −$7,444
• − Property taxes: −$736
• − Insurance: −$664
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$3,866
• Taxable loss: −$1,577
• Est. tax savings @ 24.0%: +$379
• After-tax cash flow: $1,086/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: Charter Oak-Ute Community School District
• NCES district ID: 1907110
• Math proficiency: 55% ▼ -15.00%
• Reading proficiency: 55% ▼ -15.00%
• Median HH income: $45,522
• Composite: 48.32/100
• National rank: #4690
• State rank: #308 of 330 in IA

Livability — Ute

• Score: 61/100
• State rank: #797
• US rank: #18126

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ute, IA
• Population (ZIP): 529

Population outlook (Monona County) Hauer SSP2

• Today (2025): 8,622 people
• By 2030: 8,419 · -2.4%
• By 2040: 7,994 · -7.3%
• By 2050: 7,586 · -12.0%
• By 2075: 7,204 · -16.4%
• By 2100: 6,612 · -23.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 10% Portuguese 7% Romanian 2%
• Languages at home: 99% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Monona

• 2024 margin: Solid R (+45.4) · D 26.8% · R 72.2% · Other 1.1%
• 2008→2024 swing: -43.0pp toward R · 2008: -2.4pp · 2024: -45.4pp
• All cycles: 2024: R+45.4 2020: R+38.9 2016: R+41.4 2012: R+9.7 2008: R+2.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.84%
• Current HPI: 138.1945
• 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

+659.4% since first listed

13 events — show timeline

• 2026-03-25 Listed $132,900 SWIAR
• 2026-03-25 Listed $132,900 IAR
• 2026-02-09 Relisted — SWIAR
• 2026-01-14 Price Changed $134,999 SWIAR
• 2025-12-22 Relisted — SWIAR
• 2025-10-23 Listed $135,000 SWIAR
• 2025-09-23 Price Changed $135,000 IAR
• 2025-09-20 Listed $135,900 IAR
• 2025-09-14 Listed $135,000 SWIAR
• 2025-07-25 Price Changed $142,900 IAR
• 2025-06-19 Listed $145,000 SWIAR
• 2025-06-19 Listed $145,000 IAR
• 2003-08-19 Sold (Public Records) $17,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $736 · -43.7% YoY. Source: county tax records.