1007 Central Ave · Bedford, IA 50833

$189,900

4 bd · 2.0 ba · 2,086 sqft · SingleFamily public records · 104 Days on market

Built 1921 9,148 sqft lot $91/sqft · 33% above area Est $192k · at est.

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• ARV discount +8.1/15.0
• Schools +7.0/10.0
• Cash flow +6.0/30.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.3/10.0

Listing remarks MLS

Welcome home to this beautifully renovated four-bedroom charmer that blends classic character with modern comfort. Completely updated in 2023, this home keeps all the original details you love — gorgeous hardwood flooring, stunning built-in cabinets, a built-in buffet, desk, and bookcases, and all that beautiful original woodwork and trim that just doesn't exist in new construction anymore. The kitchen is a showstopper with granite countertops, a spacious island, and all appliances included — yes, even the washer and dryer. An on demand hot water heater means you'll never run out of hot water mid-shower again. Both bathrooms have been completely renovated, featuring terrazzo flooring and new heated tile floors that'll make winter mornings a whole lot more bearable. Behind the scenes, every major system has been replaced — all electrical, plumbing, furnace, and central air. You get peace of mind wrapped in vintage charm. Outside, a handy eight by twelve storage shed keeps your Snap-On tools and gear organized. The stamped patio in back or quaint covered front porch provide outdoor enjoyment rain or shine. Located just a short stroll from Bibbins Park, Bedford High School, and beautiful downtown Bedford, this home sits in a convenient and friendly neighborhood. Don't let this one slip away —Give us a call to schedule your showing today!

Key facts

• Hardwood flooring
• Spacious island
• Built-in cabinets

Tags

• HARDWOOD FLOORING
• BUILT-IN CABINETS
• GRANITE COUNTERTOPS
• SPACIOUS ISLAND
• ON DEMAND HOT WATER HEATER
• TERRAZZO FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-365 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (33.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (34.6% below list).
• Recommended offer: $124k (34.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#50 in IA, #1,245 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Bedford Community School District (rural): math 81% / reading 85% proficiency, ranked #23 of 289 in IA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Bedford Elementary School (math 87% / reading 87%, grade A+, #16 of 616 statewide, top 3%, 292 students, 45% FRL); Bedford High School (math 77% / reading 87%, grade A, #20 of 336 statewide, top 7%, 243 students, 35% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 34 active listings in the ZIP; 4 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago 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 $72k; list at $190k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,131 (34.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.65% ✗
• Cap rate: 3.99%
• Cash-on-cash: -8.23%
• DSCR: 0.63
• GRM: 12.7

CMA / ARV

• ARV (median comp): $192,348
• List price: $189,900
• Delta: -1.27%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 State St	0.18mi	4/2.0	2,181 (+5%)	10mo	$46,000	$21	76
207 North St	0.09mi	4/2.0	2,341 (+12%)	7mo	$205,000	$88	69
705 Jefferson St	0.32mi	5/2.0 (+1)	2,293 (+10%)	19mo	$239,900	$105	48
203 Orchard St	0.75mi	4/3.0	2,347 (+12%)	9mo	$230,000	$98	33
608 Tinder St	0.56mi	5/2.0 (+1)	1,866 (-10%)	23mo	$175,000	$94	32
502 Randolph St	0.72mi	4/1.5	2,370 (+14%)	22mo	$170,000	$72	23

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.51×
• Total profit: $80,247
• Equity at exit: $171,077

10-year hold

• IRR: 17.2%
• Equity multiple: 5.79×
• Total profit: $254,650
• Equity at exit: $368,934

Cash invested: $53,172 (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 50833

• Home prices YoY: 12.5%
• Active inventory: 34
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$270 /mo · $3,242/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-365

Break-even live

Break-even rent $1,703

Max offer price $125,507

Occupancy floor —

Sensitivity live

Price	-10% $-257	-5% $-311	+0% $-365	+5% $-418	+10% $-472
Rent	-10% $-463	-5% $-414	+0% $-365	+5% $-315	+10% $-266
Rate	-1.0pp $-269	-0.5pp $-316	base $-365	+0.5pp $-414	+1.0pp $-464

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-22
   days on market $189,900 Active 104 DOM
2. 2026-06-21
   days on market $189,900 Active 103 DOM
3. 2026-06-21
   days on market $189,900 Active 102 DOM
4. 2026-06-18
   days on market $189,900 Active 100 DOM
5. 2026-06-17
   days on market $189,900 Active 99 DOM
6. 2026-06-16
   days on market $189,900 Active 98 DOM
7. 2026-06-15
   days on market $189,900 Active 97 DOM
8. 2026-06-13
   days on market $189,900 Active 95 DOM
9. 2026-06-12
   days on market $189,900 Active 94 DOM
10. 2026-06-09
    days on market $189,900 Active 91 DOM
11. 2026-06-08
    days on market $189,900 Active 90 DOM
12. 2026-06-07
    days on market $189,900 Active 89 DOM
13. 2026-06-05
    days on market $189,900 Active 87 DOM
14. 2026-06-04
    days on market $189,900 Active 85 DOM
15. 2026-06-02
    days on market $189,900 Active 84 DOM
16. 2026-06-01
    days on market $189,900 Active 83 DOM
17. 2026-05-31
    days on market $189,900 Active 82 DOM
18. 2026-05-31
    days on market $189,900 Active 81 DOM
19. 2026-03-10
    listed $189,900 Active 1380-char remark

    Show marketing remark (1380 chars)

    Welcome home to this beautifully renovated four-bedroom charmer that blends classic character with modern comfort. Completely updated in 2023, this home keeps all the original details you love — gorgeous hardwood flooring, stunning built-in cabinets, a built-in buffet, desk, and bookcases, and all that beautiful original woodwork and trim that just doesn't exist in new construction anymore. The kitchen is a showstopper with granite countertops, a spacious island, and all appliances included — yes, even the washer and dryer. An on demand hot water heater means you'll never run out of hot water mid-shower again. Both bathrooms have been completely renovated, featuring terrazzo flooring and new heated tile floors that'll make winter mornings a whole lot more bearable. Behind the scenes, every major system has been replaced — all electrical, plumbing, furnace, and central air. You get peace of mind wrapped in vintage charm. Outside, a handy eight by twelve storage shed keeps your Snap-On tools and gear organized. The stamped patio in back or quaint covered front porch provide outdoor enjoyment rain or shine. Located just a short stroll from Bibbins Park, Bedford High School, and beautiful downtown Bedford, this home sits in a convenient and friendly neighborhood. Don't let this one slip away —Give us a call to schedule your showing today!

20. 2018-11-20
    soldstatus $72,000
21. 2018-11-16
    soldstatus $65,000 311-char remark

    Show marketing remark (311 chars)

    Stately classic: this 4 bedroom, 1 1/2 bath features a large front porch and beautiful original wood floors and woodwork, including charming built-in buffet, writing desk and book cases. A NEW roof, guttering, and included appliances add appeal to make this home a must-see! Give us a call today! PRICE REDUCED!

22. 2018-06-22
    listed $69,500 311-char remark

    Show marketing remark (311 chars)

    Stately classic: this 4 bedroom, 1 1/2 bath features a large front porch and beautiful original wood floors and woodwork, including charming built-in buffet, writing desk and book cases. A NEW roof, guttering, and included appliances add appeal to make this home a must-see! Give us a call today! PRICE REDUCED!

23. 2015-07-13
    soldstatus $54,500
24. 2015-07-06
    soldstatus $52,500
25. 2014-03-01
    listed $54,000

ⓘ 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: $3,242 · $270/mo
• Projected year-2 tax: $3,242 · $270/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°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: $14,896
• − Mortgage interest: −$10,637
• − Property taxes: −$3,242
• − Insurance: −$950
• − Repairs & maintenance: −$1,192
• − Management: −$1,192
• − Depreciation: −$5,524
• Taxable loss: −$7,841
• Est. tax savings @ 24.0%: +$1,882
• After-tax cash flow: $-2,492/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: Bedford Community School District
• NCES district ID: 1904560
• Math proficiency: 81% ▬ 0.00%
• Reading proficiency: 85% ▲ 3.00%
• Median HH income: $43,547
• Composite: 69.52/100
• National rank: #305
• State rank: #23 of 289 in IA

Livability — Bedford

• Score: 82/100
• State rank: #50
• US rank: #1245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bedford, IA
• Population (ZIP): 2,085

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 6,143 people
• By 2030: 6,100 · -0.7%
• By 2040: 6,080 · -1.0%
• By 2050: 6,146 · +0.0%
• By 2075: 6,596 · +7.4%
• By 2100: 6,954 · +13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+55.7) · D 21.6% · R 77.4% · Other 1.0%
• 2008→2024 swing: -47.1pp toward R · 2008: -8.6pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+52.9 2016: R+45.1 2012: R+14.1 2008: R+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.13%
• Current HPI: 136.32
• 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

+251.7% since first listed

7 events — show timeline

• 2026-03-10 Listed $189,900 IAR
• 2018-11-20 Sold (Public Records) $72,000 Public Records
• 2018-11-16 Sold (MLS) $65,000 IAR
• 2018-06-22 Listed $69,500 IAR
• 2015-07-13 Sold (Public Records) $54,500 Public Records
• 2015-07-06 Sold (MLS) $52,500 IAR
• 2014-03-01 Listed $54,000 IAR

Property tax history

+10.7%/yr

Latest (2025): $3,242 · +63.1% YoY. Source: county tax records.