107 6th Ave · Sully, IA 50251

$194,000

3 bd · 2.0 ba · 1,556 sqft · SingleFamily public records · 51 Days on market

Built 1955 7,920 sqft lot $125/sqft · 35% below area Est $203k · at est. ↓ 2% since listing

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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 +9.4/15.0
• Cash flow +7.0/30.0
• Schools +6.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +1.2/10.0

Listing remarks MLS

Welcome home to this charming and well-maintained property offering comfort, functionality, and thoughtful updates throughout. The home features a spacious layout with inviting living areas, perfect for both everyday living and entertaining. The kitchen offers ample cabinetry and workspace, while the adjoining dining area creates a seamless flow for gatherings. Outside, enjoy a generous yard ideal for relaxing, gardening, or entertaining. This home offers the perfect blend of comfort and convenience. Don't miss your opportunity to make it yours!

Key facts

• 7,920 sq ft lot
• Garage
• Built 1955

Property features AI

Exterior

• Parking: Detached one-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Vinyl siding; Block foundation; Asphalt shingle roof; Built with block foundation
• Exterior features: Partial vinyl fence; Concrete road/access

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: 3 main-level bedrooms
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Gas (natural gas) heating; Central air conditioning
• Interior features: Dining area; Partially finished basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $-286 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (26.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (37.7% below list).
• Recommended offer: $121k (37.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#306 in IA) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Lynnville-Sully Community School District (rural): math 80% / reading 78% proficiency, ranked #33 of 289 in IA (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 10 active listings in the ZIP; 16 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Jasper County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the 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 51 days — a 3% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,819 (37.7% 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 51 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.62% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.31%
• DSCR: 0.72
• GRM: 13.4

CMA / ARV

• ARV (median comp): $202,662
• List price: $194,000
• Delta: -4.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 4th St	0.17mi	3/2.0	1,604 (+3%)	2mo	$230,000	$143	85
708 3rd St	0.14mi	3/2.0	1,632 (+5%)	4mo	$228,000	$140	82
705 2nd St	0.09mi	3/2.0	1,718 (+10%)	2mo	$232,000	$135	76
505 2nd St	0.04mi	3/1.0	1,409 (-9%)	8mo	$165,000	$117	72
403 10th Ave	0.32mi	3/2.0	1,388 (-11%)	1mo	$285,000	$205	66
302 4th Ave	0.21mi	3/2.5	1,704 (+10%)	8mo	$220,000	$129	66
805 5th St	0.25mi	3/1.0	1,399 (-10%)	4mo	$163,650	$117	64
803 2nd St	0.14mi	3/1.0	1,336 (-14%)	11mo	$235,000	$176	57
602 8th Ave	0.30mi	4/2.0 (+1)	1,328 (-15%)	1mo	$285,000	$215	56
507 10th Ave	0.38mi	3/1.0	1,674 (+8%)	19mo	$160,000	$96	50
905 6th St	0.35mi	3/2.0	1,340 (-14%)	20mo	$207,000	$154	44
806 5th St	0.28mi	3/1.0	1,352 (-13%)	22mo	$155,775	$115	43

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: 19.8%
• Equity multiple: 2.61×
• Total profit: $87,416
• Equity at exit: $174,771

10-year hold

• IRR: 18.1%
• Equity multiple: 6.00×
• Total profit: $271,651
• Equity at exit: $376,899

Cash invested: $54,320 (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 50251

• Home prices YoY: 31.8%
• Active inventory: 10
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,208 medium
• Mortgage (P&I): −$1,017
• Tax from tax record: −$142 /mo · $1,704/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-286

Break-even live

Break-even rent $1,570

Max offer price $143,526

Occupancy floor —

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: $48,500
• Closing costs: $5,820
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $194,000 Active 51 DOM
2. 2026-06-17
   days on market $194,000 Active 50 DOM
3. 2026-06-16
   days on market $194,000 Active 49 DOM
4. 2026-06-15
   days on market $194,000 Active 48 DOM
5. 2026-06-14
   days on market $194,000 Active 46 DOM
6. 2026-06-13
   days on market $194,000 Active 45 DOM
7. 2026-06-10
   days on market $194,000 Active 43 DOM
8. 2026-06-09
   days on market $194,000 Active 42 DOM
9. 2026-06-08
   days on market $194,000 Active 41 DOM
10. 2026-06-07
    days on market $194,000 Active 40 DOM
11. 2026-06-03
    days on market $194,000 Active 36 DOM
12. 2026-06-03
    price $194,000 Active 35 DOM
13. 2026-06-02
    days on market $199,000 Active 35 DOM

    Show marketing remark (551 chars)

    Welcome home to this charming and well-maintained property offering comfort, functionality, and thoughtful updates throughout. The home features a spacious layout with inviting living areas, perfect for both everyday living and entertaining. The kitchen offers ample cabinetry and workspace, while the adjoining dining area creates a seamless flow for gatherings. Outside, enjoy a generous yard ideal for relaxing, gardening, or entertaining. This home offers the perfect blend of comfort and convenience. Don't miss your opportunity to make it yours!

14. 2026-06-01
    days on market $199,000 Active 34 DOM
15. 2026-05-31
    days on market $199,000 Active 33 DOM
16. 2026-05-31
    days on market $199,000 Active 32 DOM
17. 2026-04-28
    listed $199,000 Active 551-char remark

    Show marketing remark (551 chars)

    Welcome home to this charming and well-maintained property offering comfort, functionality, and thoughtful updates throughout. The home features a spacious layout with inviting living areas, perfect for both everyday living and entertaining. The kitchen offers ample cabinetry and workspace, while the adjoining dining area creates a seamless flow for gatherings. Outside, enjoy a generous yard ideal for relaxing, gardening, or entertaining. This home offers the perfect blend of comfort and convenience. Don't miss your opportunity to make it yours!

18. 2026-04-28
    listed $199,000 Active 551-char remark

    Show marketing remark (551 chars)

    Welcome home to this charming and well-maintained property offering comfort, functionality, and thoughtful updates throughout. The home features a spacious layout with inviting living areas, perfect for both everyday living and entertaining. The kitchen offers ample cabinetry and workspace, while the adjoining dining area creates a seamless flow for gatherings. Outside, enjoy a generous yard ideal for relaxing, gardening, or entertaining. This home offers the perfect blend of comfort and convenience. Don't miss your opportunity to make it yours!

19. 2025-11-07
    soldstatus $200,625
20. 2025-11-04
    soldstatus $190,000 Closed

    Show marketing remark (428 chars)

    This cozy 3 bedroom, 2 bath house in the heart of Sully feels like home the minute you step in the door. Natural light from the many windows make the main floor bright & cheerful. The open areas of basement leave room for whatever your needs may be. Many recent updates include new roof & gutters, new electrical, new washer/dryer, new stove & beautiful fence. Come and check out this immaculate home and yard.

21. 2025-10-08
    status Pending

    Show marketing remark (428 chars)

    This cozy 3 bedroom, 2 bath house in the heart of Sully feels like home the minute you step in the door. Natural light from the many windows make the main floor bright & cheerful. The open areas of basement leave room for whatever your needs may be. Many recent updates include new roof & gutters, new electrical, new washer/dryer, new stove & beautiful fence. Come and check out this immaculate home and yard.

22. 2025-09-26
    listed $198,000 Active

    Show marketing remark (428 chars)

    This cozy 3 bedroom, 2 bath house in the heart of Sully feels like home the minute you step in the door. Natural light from the many windows make the main floor bright & cheerful. The open areas of basement leave room for whatever your needs may be. Many recent updates include new roof & gutters, new electrical, new washer/dryer, new stove & beautiful fence. Come and check out this immaculate home and yard.

ⓘ 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: $1,704 · $142/mo
• Projected year-2 tax: $2,375 · $198/mo
• Expected delta: +$671/yr (+$56/mo · 39.4%)

ⓘ 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 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,498
• − Mortgage interest: −$10,867
• − Property taxes: −$1,704
• − Insurance: −$970
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$5,644
• Taxable loss: −$7,006
• Est. tax savings @ 24.0%: +$1,681
• After-tax cash flow: $-1,747/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: Lynnville-Sully Community School District
• NCES district ID: 1918030
• Math proficiency: 80% ▼ -5.00%
• Reading proficiency: 78% ▼ -4.00%
• Median HH income: $58,938
• Composite: 67.7/100
• National rank: #365
• State rank: #33 of 289 in IA

Livability — Sully

• Score: 72/100
• State rank: #306
• US rank: #5945

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sully, IA
• Population (ZIP): 1,481

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 36,216 people
• By 2030: 35,730 · -1.3%
• By 2040: 34,727 · -4.1%
• By 2050: 33,802 · -6.7%
• By 2075: 33,382 · -7.8%
• By 2100: 32,761 · -9.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Iranian 48% Lithuanian 2% Portuguese 1%
• Foreign-born: 1%

Political lean MEDSL · Jasper

• 2024 margin: Strong R (+27.6) · D 35.4% · R 63.0% · Other 1.5%
• 2008→2024 swing: -35.1pp toward R · 2008: 7.5pp · 2024: -27.6pp
• All cycles: 2024: R+27.6 2020: R+21.5 2016: R+18.4 2012: D+7.1 2008: D+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 91.31%
• Current HPI: 378.7456
• 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

-2.0% since first listed

8 events — show timeline

• 2026-06-02 Price Changed $194,000 CIBOR
• 2026-06-02 Price Changed $194,000 DMMLS
• 2026-04-28 Listed $199,000 DMMLS
• 2026-04-28 Listed $199,000 CIBOR
• 2025-11-07 Sold (Public Records) $200,625 Public Records
• 2025-11-04 Sold (MLS) $190,000 DMMLS
• 2025-10-08 Pending — DMMLS
• 2025-09-26 Listed $198,000 DMMLS

Property tax history

+3.8%/yr

Latest (2025): $1,704 · -4.4% YoY. Source: county tax records.