201 3rd St · Victor, IA 52347

$110,000

2 bd · 1.5 ba · 1,269 sqft · SingleFamily public records · 13 Days on market

Built 1958 8,712 sqft lot $87/sqft · at area comps Est $131k · 16% 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 +17.5/30.0
• ARV discount +14.8/15.0
• Appreciation +6.3/10.0
• DSCR +5.5/10.0
• Schools +5.4/10.0
• 1% rule +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming and well-maintained 2-bedroom, 1.5-bath home in the heart of Victor! This property offers a great blend of character and functionality, featuring beautiful hardwood floors in the bedrooms and a spacious dining room with built-ins—perfect for gatherings and added storage. The electrical panel has been recently updated, providing added peace of mind. Enjoy the versatility of a finished attic space—perfect for a home office, playroom, guest area, or additional living space. The full basement offers ample storage and potential for future finishing. Outside, you’ll find a spacious 2-stall garage and a yard ready for your personal touch. This home has been lovingly cared for and is move-in ready, with room to grow and make it your own. Don’t miss this opportunity to own a solid, well-kept home with extra space and potential in a great small-town setting!

Key facts

• Finished attic space
• Full basement
• Spacious garage

Tags

• HARDWOOD FLOORS
• FINISHED ATTIC SPACE
• FULL BASEMENT
• SPACIOUS GARAGE
• YARD READY FOR PERSONAL TOUCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/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 $105k (4.2% below list).
• Recommended offer: $105k (4.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#276 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• H-L-V Community School District (rural): math 62% / reading 65% proficiency, ranked #208 of 289 in IA (top 72%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 14 active listings in the ZIP; 12 units permitted in Iowa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($761 loan paydown + $3k appreciation (2.6% local appreciation)).
• Iowa County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $83k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,366 (4.2% below list)

Questions for the listing agent

1. Built in 1958 — 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 A-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: 0.96% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.29%
• DSCR: 1.15
• GRM: 8.7

CMA / ARV

• ARV (median comp): $131,225
• List price: $110,000
• Delta: -16.17%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Franklin St	0.07mi	2/1.0	1,224 (-4%)	14mo	$130,000	$106	77
201 3rd St	0.00mi	2/1.5	1,458 (+15%)	1mo	$110,000	$75	75
402 2nd St	0.12mi	2/1.0	1,356 (+7%)	13mo	$62,900	$46	70
203 Harrison St	0.20mi	2/2.0	1,120 (-12%)	22mo	$135,000	$121	51
619 Williams St	0.48mi	3/1.5 (+1)	1,172 (-8%)	23mo	$110,000	$94	41

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

Projected returns pro-forma

2.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.52×
• Total profit: $16,077
• Equity at exit: $46,741

10-year hold

• IRR: 12.1%
• Equity multiple: 2.72×
• Total profit: $52,967
• Equity at exit: $69,987

Cash invested: $30,800 (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 52347

• Home prices YoY: 1.8%
• Active inventory: 14
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$125 /mo · $1,504/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $84

Break-even live

Break-even rent $947

Max offer price $110,000

Occupancy floor 87%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-05
   status Pending 893-char remark

   Show marketing remark (893 chars)

   Charming and well-maintained 2-bedroom, 1.5-bath home in the heart of Victor! This property offers a great blend of character and functionality, featuring beautiful hardwood floors in the bedrooms and a spacious dining room with built-ins—perfect for gatherings and added storage. The electrical panel has been recently updated, providing added peace of mind. Enjoy the versatility of a finished attic space—perfect for a home office, playroom, guest area, or additional living space. The full basement offers ample storage and potential for future finishing. Outside, you’ll find a spacious 2-stall garage and a yard ready for your personal touch. This home has been lovingly cared for and is move-in ready, with room to grow and make it your own. Don’t miss this opportunity to own a solid, well-kept home with extra space and potential in a great small-town setting!

2. 2026-05-02
   price $110,000 893-char remark

   Show marketing remark (893 chars)

   Charming and well-maintained 2-bedroom, 1.5-bath home in the heart of Victor! This property offers a great blend of character and functionality, featuring beautiful hardwood floors in the bedrooms and a spacious dining room with built-ins—perfect for gatherings and added storage. The electrical panel has been recently updated, providing added peace of mind. Enjoy the versatility of a finished attic space—perfect for a home office, playroom, guest area, or additional living space. The full basement offers ample storage and potential for future finishing. Outside, you’ll find a spacious 2-stall garage and a yard ready for your personal touch. This home has been lovingly cared for and is move-in ready, with room to grow and make it your own. Don’t miss this opportunity to own a solid, well-kept home with extra space and potential in a great small-town setting!

3. 2026-04-22
   listed $125,000 Active 893-char remark

   Show marketing remark (893 chars)

   Charming and well-maintained 2-bedroom, 1.5-bath home in the heart of Victor! This property offers a great blend of character and functionality, featuring beautiful hardwood floors in the bedrooms and a spacious dining room with built-ins—perfect for gatherings and added storage. The electrical panel has been recently updated, providing added peace of mind. Enjoy the versatility of a finished attic space—perfect for a home office, playroom, guest area, or additional living space. The full basement offers ample storage and potential for future finishing. Outside, you’ll find a spacious 2-stall garage and a yard ready for your personal touch. This home has been lovingly cared for and is move-in ready, with room to grow and make it your own. Don’t miss this opportunity to own a solid, well-kept home with extra space and potential in a great small-town setting!

4. 2020-02-03
   soldstatus $83,000

ⓘ 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: $1,504 · $125/mo
• Projected year-2 tax: $1,616 · $135/mo
• Expected delta: +$112/yr (+$9/mo · 7.4%)

ⓘ 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 5/10 Major
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,644
• − Mortgage interest: −$6,162
• − Property taxes: −$1,504
• − Insurance: −$550
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$3,200
• Taxable loss: −$795
• Est. tax savings @ 24.0%: +$191
• After-tax cash flow: $1,203/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: H-L-V Community School District
• NCES district ID: 1913380
• Math proficiency: 62% ▼ -3.00%
• Reading proficiency: 65% ▼ -10.00%
• Median HH income: $52,993
• Composite: 54.26/100
• National rank: #1372
• State rank: #208 of 289 in IA

Livability — Victor

• Score: 73/100
• State rank: #276
• US rank: #5345

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Victor, IA
• Population (ZIP): 1,351

Population outlook (Iowa County) Hauer SSP2

• Today (2025): 16,503 people
• By 2030: 16,422 · -0.5%
• By 2040: 16,081 · -2.6%
• By 2050: 15,428 · -6.5%
• By 2075: 14,067 · -14.8%
• By 2100: 11,638 · -29.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: English 9% Iranian 4% Serbian 3%
• Foreign-born: 0%

Political lean MEDSL · Iowa

• 2024 margin: Strong R (+27.8) · D 35.4% · R 63.1% · Other 1.6%
• 2008→2024 swing: -27.9pp toward R · 2008: 0.2pp · 2024: -27.8pp
• All cycles: 2024: R+27.8 2020: R+25.3 2016: R+24.2 2012: R+4.9 2008: D+0.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.56%
• Current HPI: 146.0221
• 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

+32.5% since first listed

4 events — show timeline

• 2026-05-05 Pending — ICAARMLS
• 2026-05-02 Price Changed $110,000 ICAARMLS
• 2026-04-22 Listed $125,000 ICAARMLS
• 2020-02-03 Sold (Public Records) $83,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,504 · +4.2% YoY. Source: county tax records.