508 S 12th St · Sac City, IA 50583

$127,000

4 bd · 2.0 ba · 1,567 sqft · SingleFamily public records · 9 Days on market

Built 1900 0.29 ac lot Est $130k · at est.

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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 +15.5/30.0
• Appreciation +9.7/10.0
• ARV discount +8.6/15.0
• Schools +5.4/10.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Room to Spread Out—Inside and Out. This 4-bedroom, 1½-bath home with offers the space and flexibility many buyers are looking for with a rare bonus of the combination of a single detached garage and a double detached garage, offering 3-CAR GARAGE stalls and added versatility. An enclosed front porch welcomes you inside, where built-ins and original details add personality throughout the living spaces. The main level features spacious living and dining areas, a functional kitchen with ample cabinetry, a main-floor bedroom, full bath, and a separate laundry room complete with its own shower. Upstairs, you'll find three additional bedrooms and a half bath. Situated on a . 29-acre

Key facts

• Functional kitchen
• Original details
• Enclosed front porch

Tags

• ENCLOSED FRONT PORCH
• BUILT-INS
• ORIGINAL DETAILS
• SPACIOUS LIVING AREAS
• SPACIOUS DINING AREAS
• FUNCTIONAL KITCHEN

Property features AI

Finance

• Other: Lot approximately 0.29 acres (90 x 140)

Exterior

• Parking: Detached 3-car garage; Concrete driveway; Garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half levels; 1 story total
• Construction: Block and metal siding construction; Asphalt roof; Has basement (unfinished, partial, crawl space)
• Exterior features: Patio; Porch; Public maintained road

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Eat-in kitchen
• Laundry & utility: Washer; Dryer; Laundry on main level; Unfinished/partial crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $51 ($615/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 $118k (6.9% below list).
• Recommended offer: $118k (6.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#145 in IA, #2,647 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• East Sac County Community School District (rural): math 60% / reading 68% proficiency, ranked #211 of 289 in IA (top 73%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 19 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 6 units permitted in Sac County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($878 loan paydown + $12k appreciation (9.3% local appreciation)).
• Sac County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.3% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $72k; list at $127k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,246 (6.9% below list)

Questions for the listing agent

1. Built in 1900 — 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 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?
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: 0.93% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $130,061
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1002 Schaller St	0.14mi	4/2.5	1,624 (+4%)	9mo	$135,000	$83	78
315 Leonard St	0.61mi	4/2.0	1,640 (+5%)	4mo	$6,000	$4	60

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

Projected returns pro-forma

9.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.87×
• Total profit: $66,483
• Equity at exit: $108,062

10-year hold

• IRR: 21.5%
• Equity multiple: 6.40×
• Total profit: $191,907
• Equity at exit: $226,599

Cash invested: $35,560 (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 50583

• Home prices YoY: 4.4%
• Active inventory: 19
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,182 medium
• Mortgage (P&I): −$666
• Tax from tax record: −$164 /mo · $1,968/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $51

Break-even live

Break-even rent $1,118

Max offer price $127,000

Occupancy floor 91%

Sensitivity live

Price	-10% $123	-5% $87	+0% $51	+5% $15	+10% $-21
Rent	-10% $-42	-5% $5	+0% $51	+5% $98	+10% $145
Rate	-1.0pp $115	-0.5pp $84	base $51	+0.5pp $18	+1.0pp $-15

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 S 11th St Apt S102 Sac City, IA	3.0	1.0	1310	$1,200	$0.92	44d	1	0.19mi
300 S 11th St Unit N201 Sac City, IA	3.0	1.0	1573	$1,250	$0.79	44d	1	0.19mi
300 S 11th St Apt N103 Sac City, IA	3.0	1.0	1180	$1,150	$0.97	44d	1	0.19mi
300 S 11th St Apt N102 Sac City, IA	3.0	1.0	1093	$1,100	$1.01	44d	1	0.19mi

Listing history 8 events

1. 2026-06-21
   days on market $127,000 Active 9 DOM
2. 2026-06-18
   days on market $127,000 Active 7 DOM
3. 2026-06-17
   days on market $127,000 Active 6 DOM
4. 2026-06-16
   days on market $127,000 Active 5 DOM
5. 2026-06-15
   days on market $127,000 Active 4 DOM
6. 2026-06-13
   days on market $127,000 Active 2 DOM
7. 2026-06-12
   remarks 686-char remark
8. 2026-06-12
   listed $127,000 Active 1 DOM

ⓘ 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: $1,968 · $164/mo
• Projected year-2 tax: $1,981 · $165/mo
• Expected delta: +$13/yr (+$1/mo · 0.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥101°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: $14,190
• − Mortgage interest: −$7,114
• − Property taxes: −$1,968
• − Insurance: −$635
• − Repairs & maintenance: −$1,135
• − Management: −$1,135
• − Depreciation: −$3,695
• Taxable loss: −$1,492
• Est. tax savings @ 24.0%: +$358
• After-tax cash flow: $973/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: East Sac County Community School District
• NCES district ID: 1929580
• Math proficiency: 60% ▼ -10.00%
• Reading proficiency: 68% ▲ 3.00%
• Median HH income: $46,988
• Composite: 54.08/100
• National rank: #1389
• State rank: #211 of 289 in IA

Livability — Sac City

• Score: 78/100
• State rank: #145
• US rank: #2647

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: Sac City, IA
• City population: 2,286
• Population (ZIP): 2,286

Population outlook (Sac County) Hauer SSP2

• Today (2025): 9,438 people
• By 2030: 9,148 · -3.1%
• By 2040: 8,660 · -8.2%
• By 2050: 8,256 · -12.5%
• By 2075: 7,832 · -17.0%
• By 2100: 7,110 · -24.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 1% Asian 1%
• Common ancestry: Portuguese 3% Italian 2% Slovak 2%
• Foreign-born: 2% · South Korea, Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Sac

• 2024 margin: Solid R (+51.6) · D 23.7% · R 75.3% · Other 1.1%
• 2008→2024 swing: -42.7pp toward R · 2008: -8.9pp · 2024: -51.6pp
• All cycles: 2024: R+51.6 2020: R+48.3 2016: R+47.0 2012: R+18.4 2008: R+8.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.31%
• Current HPI: 219.2635
• 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

+353.6% since first listed

4 events — show timeline

• 2026-06-11 Listed $127,000 Iowa Great Lakes BOR
• 2012-01-31 Sold (Public Records) $71,750 Public Records
• 2003-07-28 Sold (Public Records) $55,000 Public Records
• 1999-01-11 Sold (Public Records) $28,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,968 · +2.4% YoY. Source: county tax records.