302 S High St · Delta, IA 52550

$80,000

2 bd · 1.0 ba · 945 sqft · SingleFamily public records · 107 Days on market

Built 1900 0.34 ac lot $85/sqft · 37% above area Est $58k · 37% over

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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 +19.6/30.0
• Appreciation +7.3/10.0
• DSCR +6.2/10.0
• Schools +6.1/10.0
• 1% rule +6.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome home to quiet comfort in the heart of Delta, Iowa — a charming small town where neighbors know your name and traffic jams simply don’t exist. Located on the edge of town, this beautifully remodeled 2-bedroom, 1-bath home offers the perfect blend of peaceful country atmosphere with the convenience of town living. On this side of town, you’ll enjoy virtually no traffic, wide-open views, and the kind of calm that’s hard to find anymore. It truly feels like living in the country — without being far from community and amenities. Inside, the home has been completely remodeled, giving you modern updates with cozy charm. Improvements include updated wiring, plumbing, ductwork, flooring, and drywall — so you can move in with confidence. Two sides of the home feature a new roof, and the garage boasts brand-new siding for great curb appeal. Situated on a spacious . 3-acre lot, the yard offers plenty of room for kids to play, pets to roam, or gardens to grow. Mature apple and mulberry trees provide shade, beauty, and fresh fruit right in your own backyard — perfect for summer evenings and family memories. If you’re looking for a safe, friendly community and a move-in-ready home where life feels a little slower and a lot sweeter, this is it. Delta is the kind of place where families grow, friendships last, and home truly means something. Come see why this could be the perfect place to start your next chapter.

Key facts

• Updated wiring
• Completely remodeled
• Updated drywall

Tags

• COMPLETELY REMODELED
• UPDATED WIRING
• UPDATED PLUMBING
• UPDATED DUCTWORK
• UPDATED FLOORING
• UPDATED DRYWALL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($884 rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#865 in IA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime D+, health & safety D, schools F.
• Sigourney Community School District (rural): math 76% / reading 68% proficiency, ranked #122 of 289 in IA (top 42%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 3 active listings in the ZIP; 1 units permitted in Keokuk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($553 loan paydown + $4k appreciation (4.6% local appreciation)).
• Keokuk County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $9k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $80k implies a 900% 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 $72,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.10% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.95%
• DSCR: 1.22
• GRM: 7.5

CMA / ARV

• ARV (median comp): $58,468
• List price: $80,000
• Delta: 36.83%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 N Valley St	0.37mi	2/1.0	938 (-1%)	13mo	$15,000	$16	71
201 N Vernon St. St	0.49mi	3/1.0 (+1)	932 (-1%)	8mo	$79,900	$86	63

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

Projected returns pro-forma

4.58% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 2.00×
• Total profit: $22,452
• Equity at exit: $43,297

10-year hold

• IRR: 16.7%
• Equity multiple: 3.85×
• Total profit: $63,840
• Equity at exit: $73,092

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 52550

• Home prices YoY: 5.2%
• Active inventory: 3
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $884 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$153 /mo · $1,835/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $92

Break-even live

Break-even rent $767

Max offer price $80,000

Occupancy floor 85%

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 26 events

1. 2026-06-18
   days on market $80,000 Active 107 DOM
2. 2026-06-17
   days on market $80,000 Active 106 DOM
3. 2026-06-16
   days on market $80,000 Active 105 DOM
4. 2026-06-15
   days on market $80,000 Active 104 DOM
5. 2026-06-13
   days on market $80,000 Active 102 DOM
6. 2026-06-12
   days on market $80,000 Active 101 DOM
7. 2026-06-09
   days on market $80,000 Active 98 DOM
8. 2026-06-08
   days on market $80,000 Active 97 DOM
9. 2026-06-07
   days on market $80,000 Active 96 DOM
10. 2026-06-04
    days on market $80,000 Active 92 DOM
11. 2026-06-02
    days on market $80,000 Active 91 DOM
12. 2026-06-01
    days on market $80,000 Active 90 DOM
13. 2026-05-31
    days on market $80,000 Active 89 DOM
14. 2026-05-31
    days on market $80,000 Active 88 DOM
15. 2026-05-13
    price $80,000 1475-char remark

    Show marketing remark (1475 chars)

    Welcome home to quiet comfort in the heart of Delta, Iowa — a charming small town where neighbors know your name and traffic jams simply don’t exist. Located on the edge of town, this beautifully remodeled 2-bedroom, 1-bath home offers the perfect blend of peaceful country atmosphere with the convenience of town living. On this side of town, you’ll enjoy virtually no traffic, wide-open views, and the kind of calm that’s hard to find anymore. It truly feels like living in the country — without being far from community and amenities. Inside, the home has been completely remodeled, giving you modern updates with cozy charm. Improvements include updated wiring, plumbing, ductwork, flooring, and drywall — so you can move in with confidence. Two sides of the home feature a new roof, and the garage boasts brand-new siding for great curb appeal. Situated on a spacious . 3-acre lot, the yard offers plenty of room for kids to play, pets to roam, or gardens to grow. Mature apple and mulberry trees provide shade, beauty, and fresh fruit right in your own backyard — perfect for summer evenings and family memories. If you’re looking for a safe, friendly community and a move-in-ready home where life feels a little slower and a lot sweeter, this is it. Delta is the kind of place where families grow, friendships last, and home truly means something. Come see why this could be the perfect place to start your next chapter.

16. 2026-03-03
    listed $89,000 Active 1475-char remark

    Show marketing remark (1475 chars)

    Welcome home to quiet comfort in the heart of Delta, Iowa — a charming small town where neighbors know your name and traffic jams simply don’t exist. Located on the edge of town, this beautifully remodeled 2-bedroom, 1-bath home offers the perfect blend of peaceful country atmosphere with the convenience of town living. On this side of town, you’ll enjoy virtually no traffic, wide-open views, and the kind of calm that’s hard to find anymore. It truly feels like living in the country — without being far from community and amenities. Inside, the home has been completely remodeled, giving you modern updates with cozy charm. Improvements include updated wiring, plumbing, ductwork, flooring, and drywall — so you can move in with confidence. Two sides of the home feature a new roof, and the garage boasts brand-new siding for great curb appeal. Situated on a spacious . 3-acre lot, the yard offers plenty of room for kids to play, pets to roam, or gardens to grow. Mature apple and mulberry trees provide shade, beauty, and fresh fruit right in your own backyard — perfect for summer evenings and family memories. If you’re looking for a safe, friendly community and a move-in-ready home where life feels a little slower and a lot sweeter, this is it. Delta is the kind of place where families grow, friendships last, and home truly means something. Come see why this could be the perfect place to start your next chapter.

17. 2025-05-16
    soldstatus $8,000 53-char remark

    Show marketing remark (53 chars)

    This house has potential for investors! Take a look!

18. 2025-05-09
    listed $8,000 53-char remark

    Show marketing remark (53 chars)

    This house has potential for investors! Take a look!

19. 2025-05-07
    soldstatus $8,000 Closed
20. 2025-04-09
    status Pending
21. 2025-02-27
    price $12,500
22. 2025-01-07
    price $14,900
23. 2024-12-04
    price $24,900
24. 2024-11-06
    price $29,900
25. 2024-10-04
    listed $34,900 Active
26. 2007-02-06
    soldstatus $16,500

ⓘ 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: $1,835 · $153/mo
• Projected year-2 tax: $1,835 · $153/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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,605
• − Mortgage interest: −$4,481
• − Property taxes: −$1,835
• − Insurance: −$400
• − Repairs & maintenance: −$848
• − Management: −$848
• − Depreciation: −$2,327
• Taxable loss: −$136
• Est. tax savings @ 24.0%: +$33
• After-tax cash flow: $1,141/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: Sigourney Community School District
• NCES district ID: 1926280
• Math proficiency: 76% ▼ -7.00%
• Reading proficiency: 68% ▼ -9.00%
• Median HH income: $44,250
• Composite: 60.52/100
• National rank: #840
• State rank: #122 of 289 in IA

Livability — Delta

• Score: 59/100
• State rank: #865
• US rank: #20132

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Delta, IA
• Population (ZIP): 635

Population outlook (Keokuk County) Hauer SSP2

• Today (2025): 9,354 people
• By 2030: 8,885 · -5.0%
• By 2040: 7,956 · -14.9%
• By 2050: 7,123 · -23.9%
• By 2075: 5,777 · -38.2%
• By 2100: 4,808 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Lithuanian 5% Iranian 3% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Keokuk

• 2024 margin: Solid R (+51.5) · D 23.7% · R 75.2% · Other 1.1%
• 2008→2024 swing: -47.9pp toward R · 2008: -3.6pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+44.9 2016: R+43.6 2012: R+10.4 2008: R+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.58%
• Current HPI: 93.0787
• 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

+384.8% since first listed

12 events — show timeline

• 2026-05-13 Price Changed $80,000 IAR
• 2026-03-03 Listed $89,000 IAR
• 2025-05-16 Sold (MLS) $8,000 IAR
• 2025-05-09 Listed $8,000 IAR
• 2025-05-07 Sold (MLS) $8,000 DMMLS
• 2025-04-09 Pending — DMMLS
• 2025-02-27 Price Changed $12,500 DMMLS
• 2025-01-07 Price Changed $14,900 DMMLS
• 2024-12-04 Price Changed $24,900 DMMLS
• 2024-11-06 Price Changed $29,900 DMMLS
• 2024-10-04 Listed $34,900 DMMLS
• 2007-02-06 Sold (Public Records) $16,500 Public Records

Property tax history

+22.9%/yr

Latest (2025): $1,835 · +560.1% YoY. Source: county tax records.