806 S Elm St · Jefferson, IA 50129

$80,000

3 bd · 1.5 ba · 1,792 sqft · Other public records · 50 Days on market

Built 1920 0.51 ac lot $45/sqft · 53% below area ↓ 20% since listing

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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 +26.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful natural woodwork throughout. This sturdy home sits on just over a 1/2 acre in the middle of town. Detached garage, large bedrooms, full basement. Buyer must pay for abstracting. Property was built prior to 1978 lead based paint potentially exists. HUD home. FHA case #161-416666 Sold ''AS-IS'' by electronic bid only. For property condition, forms disclosures & availability visit ww. HUDHomeStore.com. HUD makes no warranty as to the condition of the property. Buyer to verify all information. Buyer's agent must be registered with HUD to submit bid. For bidding information go to www. HUDHomeStore. gov.

Key facts

• Natural woodwork
• 1/2 acre
• Full basement

Tags

• NATURAL WOODWORK
• DETACHED GARAGE
• FULL BASEMENT
• 1/2 ACRE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $80k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.8% in Jefferson — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#115 in IA, #2,186 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: employment C-, amenities F, commute F.
• Greene County Community School District (town): math 58% / reading 67% proficiency, ranked #223 of 289 in IA (top 77%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 56 active listings in the ZIP; 15 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Greene County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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. 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: 1.52% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.66%
• DSCR: 1.47
• GRM: 5.5

CMA / ARV

• ARV (median comp): $170,665
• List price: $80,000
• Delta: -53.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-148
• Equity at exit: $11,928

10-year hold

• IRR: 9.6%
• Equity multiple: 1.75×
• Total profit: $16,777
• Equity at exit: $6,917

Cash invested: $22,400 (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 50129

• Home prices YoY: -4.1%
• Active inventory: 56
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,214 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$307 /mo · $3,690/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $199

Break-even live

Break-even rent $962

Max offer price $80,000

Occupancy floor 79%

Sensitivity live

Price	-10% $462	-5% $222	+0% $199	+5% $176	+10% $154
Rent	-10% $103	-5% $151	+0% $199	+5% $247	+10% $295
Rate	-1.0pp $239	-0.5pp $219	base $199	+0.5pp $178	+1.0pp $157

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-04-07
   listed $80,000 Active 621-char remark

   Show marketing remark (621 chars)

   Beautiful natural woodwork throughout. This sturdy home sits on just over a 1/2 acre in the middle of town. Detached garage, large bedrooms, full basement. Buyer must pay for abstracting. Property was built prior to 1978 lead based paint potentially exists. HUD home. FHA case #161-416666 Sold ''AS-IS'' by electronic bid only. For property condition, forms disclosures & availability visit ww. HUDHomeStore.com. HUD makes no warranty as to the condition of the property. Buyer to verify all information. Buyer's agent must be registered with HUD to submit bid. For bidding information go to www. HUDHomeStore. gov.

2. 2022-05-31
   soldstatus $140,000
3. 2022-05-27
   soldstatus $140,000 646-char remark

   Show marketing remark (646 chars)

   Lots of Charm and character in this 3-bed 3-bath 1920 craftsman. Wood beams line the main living areas. Formal dining room has built in buffet with leaded glass windows, plate rail and batten walls. Original hardwoods throughout large living room and adjacent den with wood-burning fire place. Upstairs you'll find large rooms including master with double closet and 3/4 bath. Plenty of room for children and pets to play in the partial fenced back yard that is just over half an acre. Detached 2 car garage and shed to store your vehicles, toys, and tools. Enjoy sunsets on the west deck in the relaxing hot tub. Call today for more information.

4. 2022-05-27
   soldstatus $140,000 Sold 646-char remark

   Show marketing remark (646 chars)

   Lots of Charm and character in this 3-bed 3-bath 1920 craftsman. Wood beams line the main living areas. Formal dining room has built in buffet with leaded glass windows, plate rail and batten walls. Original hardwoods throughout large living room and adjacent den with wood-burning fire place. Upstairs you'll find large rooms including master with double closet and 3/4 bath. Plenty of room for children and pets to play in the partial fenced back yard that is just over half an acre. Detached 2 car garage and shed to store your vehicles, toys, and tools. Enjoy sunsets on the west deck in the relaxing hot tub. Call today for more information.

5. 2022-02-28
   status Pending 646-char remark

   Show marketing remark (646 chars)

   Lots of Charm and character in this 3-bed 3-bath 1920 craftsman. Wood beams line the main living areas. Formal dining room has built in buffet with leaded glass windows, plate rail and batten walls. Original hardwoods throughout large living room and adjacent den with wood-burning fire place. Upstairs you'll find large rooms including master with double closet and 3/4 bath. Plenty of room for children and pets to play in the partial fenced back yard that is just over half an acre. Detached 2 car garage and shed to store your vehicles, toys, and tools. Enjoy sunsets on the west deck in the relaxing hot tub. Call today for more information.

6. 2022-02-02
   listed $149,900 646-char remark

   Show marketing remark (646 chars)

   Lots of Charm and character in this 3-bed 3-bath 1920 craftsman. Wood beams line the main living areas. Formal dining room has built in buffet with leaded glass windows, plate rail and batten walls. Original hardwoods throughout large living room and adjacent den with wood-burning fire place. Upstairs you'll find large rooms including master with double closet and 3/4 bath. Plenty of room for children and pets to play in the partial fenced back yard that is just over half an acre. Detached 2 car garage and shed to store your vehicles, toys, and tools. Enjoy sunsets on the west deck in the relaxing hot tub. Call today for more information.

7. 2022-02-02
   listed $149,900 Active 646-char remark

   Show marketing remark (646 chars)

   Lots of Charm and character in this 3-bed 3-bath 1920 craftsman. Wood beams line the main living areas. Formal dining room has built in buffet with leaded glass windows, plate rail and batten walls. Original hardwoods throughout large living room and adjacent den with wood-burning fire place. Upstairs you'll find large rooms including master with double closet and 3/4 bath. Plenty of room for children and pets to play in the partial fenced back yard that is just over half an acre. Detached 2 car garage and shed to store your vehicles, toys, and tools. Enjoy sunsets on the west deck in the relaxing hot tub. Call today for more information.

8. 2018-06-05
   soldstatus $92,100
9. 2018-06-01
   soldstatus $92,000
10. 2018-03-29
    listed $99,500
11. 2013-09-05
    soldstatus $30,500
12. 2013-09-03
    soldstatus $30,500
13. 2013-06-24
    listed $29,900
14. 2013-03-18
    historical
15. 2012-10-26
    listed $39,900
16. 2012-10-15
    historical
17. 2012-07-17
    listed $44,000
18. 2006-02-09
    soldstatus $100,500

ⓘ 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: $3,690 · $307/mo
• Projected year-2 tax: $3,690 · $307/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $14,571
• − Mortgage interest: −$4,481
• − Property taxes: −$3,690
• − Insurance: −$400
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$2,327
• Taxable income: $1,341
• Est. tax owed @ 24.0%: −$322
• After-tax cash flow: $2,065/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: Greene County Community School District
• NCES district ID: 1915210
• Math proficiency: 58% ▼ -6.00%
• Reading proficiency: 67% ▲ 2.00%
• Median HH income: $46,051
• Composite: 52.74/100
• National rank: #1548
• State rank: #223 of 289 in IA

Livability — Jefferson

• Score: 79/100
• State rank: #115
• US rank: #2186

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jefferson, IA
• City population: 5,116
• Population (ZIP): 5,116

Population outlook (Greene County) Hauer SSP2

• Today (2025): 8,361 people
• By 2030: 8,090 · -3.2%
• By 2040: 7,607 · -9.0%
• By 2050: 7,186 · -14.1%
• By 2075: 6,528 · -21.9%
• By 2100: 5,799 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Portuguese 6% Lithuanian 4% Iranian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+33.0) · D 32.9% · R 65.9% · Other 1.2%
• 2008→2024 swing: -33.4pp toward R · 2008: 0.5pp · 2024: -33.0pp
• All cycles: 2024: R+33.0 2020: R+28.8 2016: R+23.8 2012: R+0.1 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.16%
• Current HPI: 240.0907
• 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

-20.4% since first listed

18 events — show timeline

• 2026-04-07 Listed $80,000 CIBOR
• 2022-05-31 Sold (Public Records) $140,000 Public Records
• 2022-05-27 Sold (MLS) $140,000 NORTHSTARMLS as Distributed by MLS Grid
• 2022-05-27 Sold (MLS) $140,000 IAR
• 2022-02-28 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2022-02-02 Listed $149,900 NORTHSTARMLS as Distributed by MLS Grid
• 2022-02-02 Listed $149,900 IAR
• 2018-06-05 Sold (Public Records) $92,100 Public Records
• 2018-06-01 Sold (MLS) $92,000 DMMLS
• 2018-03-29 Listed $99,500 DMMLS
• 2013-09-05 Sold (Public Records) $30,500 Public Records
• 2013-09-03 Sold (MLS) $30,500 NORTHSTARMLS as Distributed by MLS Grid
• 2013-06-24 Listed $29,900 NORTHSTARMLS as Distributed by MLS Grid
• 2013-03-18 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-10-26 Listed $39,900 NORTHSTARMLS as Distributed by MLS Grid
• 2012-10-15 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-07-17 Listed $44,000 NORTHSTARMLS as Distributed by MLS Grid
• 2006-02-09 Sold (Public Records) $100,500 Public Records

Property tax history

+6.9%/yr

Latest (2025): $3,690 · +27.8% YoY. Source: county tax records.