802 Railroad St · Parkersburg, IA 50605

$134,900

4 bd · 1.0 ba · 1,714 sqft · Other public records · 30 Days on market

Built 1927 0.29 ac lot

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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 +17.8/30.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• DSCR +5.6/10.0
• Appreciation +5.0/10.0
• 1% rule +4.2/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

ONE AND 1/2 HOME WITH OVER 1,700 SQ FT. IN LAST 10-15 YEARS SIDING, SOFFIT, ROOF, WINDOW ETC. . UPDATED.

Key facts

• Move-in ready
• Refreshed bath
• New furnace

Tags

• RENOVATED
• MOVE-IN READY
• UPDATED FINISHES
• REFRESHED KITCHEN
• REFRESHED BATH
• NEW FURNACE

Property features AI

Exterior

• Parking: Detached carport; One carport space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Shingle/asphalt roof
• Exterior features: Concrete road/access; Lot approximately 0.28 acres; Lot dimensions roughly 90 x 139; Zoned R-2

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Unfinished basement; No fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/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 $124k (8.4% below list).
• Recommended offer: $124k (8.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#46 in IA, #1,164 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Aplington-Parkersburg Community School District (rural): math 71% / reading 75% proficiency, ranked #96 of 289 in IA (top 33%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Aplington-Parkersburg Middle School (math 67% / reading 77%, grade A, #95 of 246 statewide, top 42%, 179 students, 26% FRL); Aplington-Parkersburg High School (math 72% / reading 87%, grade A-, #34 of 336 statewide, top 14%, 264 students, 25% FRL) — zoned schools at 25% FRL track the district average.
• Market conditions: 2 active listings in the ZIP; 32 units permitted in Butler County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (3.0% local appreciation)).
• Butler County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, 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 30 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $42k; list at $135k implies a 217% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,568 (8.4% below list)

Questions for the listing agent

1. Built in 1927 — 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 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?
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: 0.92% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.51%
• DSCR: 1.16
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.8%
• Equity multiple: 1.62×
• Total profit: $23,269
• Equity at exit: $60,657

10-year hold

• IRR: 13.0%
• Equity multiple: 2.93×
• Total profit: $72,959
• Equity at exit: $93,479

Cash invested: $37,772 (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 50605

• Active inventory: 2
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$102 /mo · $1,224/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $111

Break-even live

Break-even rent $1,096

Max offer price $134,900

Occupancy floor 86%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $134,900 Active 30 DOM
2. 2026-06-17
   price $134,900 Active 29 DOM
3. 2026-06-17
   days on market $139,900 Active 29 DOM
4. 2026-06-16
   days on market $139,900 Active 28 DOM
5. 2026-06-15
   days on market $139,900 Active 27 DOM
6. 2026-06-13
   days on market $139,900 Active 25 DOM
7. 2026-06-12
   days on market $139,900 Active 24 DOM
8. 2026-06-09
   days on market $139,900 Active 21 DOM
9. 2026-06-08
   days on market $139,900 Active 20 DOM
10. 2026-06-07
    days on market $139,900 Active 19 DOM
11. 2026-06-05
    days on market $139,900 Active 17 DOM
12. 2026-06-04
    days on market $139,900 Active 15 DOM
13. 2026-06-02
    days on market $139,900 Active 14 DOM
14. 2026-06-01
    days on market $139,900 Active 13 DOM
15. 2026-05-31
    days on market $139,900 Active 12 DOM
16. 2026-05-31
    days on market $139,900 Active 11 DOM
17. 2026-05-19
    listed $139,900 Active
18. 2021-07-30
    soldstatus $42,500 104-char remark

    Show marketing remark (104 chars)

    ONE AND 1/2 HOME WITH OVER 1,700 SQ FT. IN LAST 10-15 YEARS SIDING, SOFFIT, ROOF, WINDOW ETC. . UPDATED.

19. 2021-06-09
    listed $49,500 104-char remark

    Show marketing remark (104 chars)

    ONE AND 1/2 HOME WITH OVER 1,700 SQ FT. IN LAST 10-15 YEARS SIDING, SOFFIT, ROOF, WINDOW ETC. . UPDATED.

ⓘ 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: $1,224 · $102/mo
• Projected year-2 tax: $1,671 · $139/mo
• Expected delta: +$447/yr (+$37/mo · 36.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 16 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: $14,828
• − Mortgage interest: −$7,556
• − Property taxes: −$1,224
• − Insurance: −$674
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$3,924
• Taxable loss: −$924
• Est. tax savings @ 24.0%: +$222
• After-tax cash flow: $1,548/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: Aplington-Parkersburg Community School District
• NCES district ID: 1903750
• Math proficiency: 71% ▼ -1.00%
• Reading proficiency: 75% ▬ 0.00%
• Median HH income: $51,332
• Composite: 61.97/100
• National rank: #722
• State rank: #96 of 289 in IA

Livability — Parkersburg

• Score: 82/100
• State rank: #46
• US rank: #1164

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: Parkersburg, IA
• City population: 2,518
• Population (ZIP): 119

Population outlook (Butler County) Hauer SSP2

• Today (2025): 14,831 people
• By 2030: 14,748 · -0.6%
• By 2040: 14,456 · -2.5%
• By 2050: 14,079 · -5.1%
• By 2075: 13,041 · -12.1%
• By 2100: 10,935 · -26.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 3% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Butler

• 2024 margin: Solid R (+45.4) · D 26.7% · R 72.1% · Other 1.2%
• 2008→2024 swing: -40.7pp toward R · 2008: -4.7pp · 2024: -45.4pp
• All cycles: 2024: R+45.4 2020: R+38.5 2016: R+36.9 2012: R+10.4 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+182.6% since first listed

3 events — show timeline

• 2026-05-19 Listed $139,900 NEIRBR as distributed by MLS GRID
• 2021-07-30 Sold (MLS) $42,500 NEIRBR as distributed by MLS GRID
• 2021-06-09 Listed $49,500 NEIRBR as distributed by MLS GRID

Property tax history

+2.5%/yr

Latest (2025): $1,224 · +2.0% YoY. Source: county tax records.