127 W Military Rd · Postville, IA 52162

$120,000

2 bd · 1.0 ba · 844 sqft · SingleFamily public records · 16 Days on market

Built 1950

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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 +7.8/10.0
• Cash flow +7.6/30.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.7/10.0

Listing remarks

Solid 2 Bedroom, 1 Bath Home. The Is Quaint Home Has Nice Original Hardwood Floors In The Heart Of Town. Potential To Increase Livable Space With A Stairway To An Unfinished Attic. Garage Access From The Alley. All Appliances Will Stay With This Property.

Key facts

• Built 1950
• Listed 16 days

Tags

• ORIGINAL HARDWOOD FLOORS
• GARAGE ACCESS FROM THE ALLEY
• ALL APPLIANCES WILL STAY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $95k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $80k (33.3% below list).
• Recommended offer: $80k (33.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#301 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D-, amenities F.
• Postville Community School District (rural): math 43% / reading 53% proficiency, ranked #284 of 289 in IA (top 98%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 61 units permitted in Allamakee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($830 loan paydown + $7k appreciation (5.6% local appreciation)).
• Allamakee County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, 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 16 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $120k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000 (33.3% 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. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.67% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.06%
• DSCR: 0.77
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $77,648
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Cheryl St	0.29mi	2/2.0	912 (+8%)	2mo	$84,000	$92	67

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

Projected returns pro-forma

5.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.68×
• Total profit: $22,804
• Equity at exit: $72,469

10-year hold

• IRR: 11.5%
• Equity multiple: 3.23×
• Total profit: $74,908
• Equity at exit: $128,931

Cash invested: $33,600 (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 52162

• Home prices YoY: 2.8%
• Active inventory: 10
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$94 /mo · $1,134/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $-142

Break-even live

Break-even rent $979

Max offer price $94,952

Occupancy floor —

Sensitivity live

Price	-10% $-74	-5% $-108	+0% $-142	+5% $-176	+10% $-210
Rent	-10% $-205	-5% $-173	+0% $-142	+5% $-110	+10% $-79
Rate	-1.0pp $-81	-0.5pp $-111	base $-142	+0.5pp $-173	+1.0pp $-205

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 States Dr Apt 19 Postville, IA	2.0	1.0	800	$800	$1.00	3d	1	1.25mi

Listing history 18 events

1. 2026-06-18
   days on market $120,000 Active 16 DOM
2. 2026-06-17
   days on market $120,000 Active 15 DOM
3. 2026-06-16
   days on market $120,000 Active 14 DOM
4. 2026-06-15
   days on market $120,000 Active 13 DOM
5. 2026-06-14
   days on market $120,000 Active 11 DOM
6. 2026-06-13
   days on market $120,000 Active 10 DOM
7. 2026-06-10
   days on market $120,000 Active 8 DOM
8. 2026-06-09
   days on market $120,000 Active 7 DOM
9. 2026-06-08
   days on market $120,000 Active 6 DOM
10. 2026-06-07
    days on market $120,000 Active 5 DOM
11. 2026-06-05
    days on market $120,000 Active 2 DOM
12. 2026-06-03
    days on marketlisting id $120,000 Active 1 DOM
13. 2026-06-02
    days on market $120,000 Active 5 DOM
14. 2026-06-01
    days on market $120,000 Active 4 DOM
15. 2026-05-31
    days on market $120,000 Active 3 DOM
16. 2026-05-31
    days on market $120,000 Active 2 DOM
17. 2026-05-29
    listed $120,000 Active
18. 2018-03-23
    soldstatus $44,875

ⓘ 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: $1,134 · $94/mo
• Projected year-2 tax: $1,509 · $126/mo
• Expected delta: +$375/yr (+$31/mo · 33.1%)

ⓘ 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 2/10 Low 7 d/yr ≥99°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: $9,600
• − Mortgage interest: −$6,722
• − Property taxes: −$1,134
• − Insurance: −$600
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$3,491
• Taxable loss: −$3,883
• Est. tax savings @ 24.0%: +$932
• After-tax cash flow: $-770/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: Postville Community School District
• NCES district ID: 1923340
• Math proficiency: 43% ▼ -2.00%
• Reading proficiency: 53% ▲ 8.00%
• Median HH income: $45,842
• Composite: 40.69/100
• National rank: #3670
• State rank: #284 of 289 in IA

Livability — Postville

• Score: 72/100
• State rank: #301
• US rank: #5827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Postville, IA
• Population (ZIP): 3,576

Population outlook (Allamakee County) Hauer SSP2

• Today (2025): 12,814 people
• By 2030: 12,146 · -5.2%
• By 2040: 10,750 · -16.1%
• By 2050: 9,506 · -25.8%
• By 2075: 7,779 · -39.3%
• By 2100: 6,870 · -46.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 56% Hispanic / Latino 32% Two or more races 14% Black 8% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 18% Puerto Rican 2%
• Common ancestry: Portuguese 8% Scotch-Irish 3% Subsaharan African 3%
• Foreign-born: 24% · Canada, China
• Languages at home: 56% English-only · Spanish 29% German/W. Germanic 4% Russian/Polish/Slavic 3%

Political lean MEDSL · Allamakee

• 2024 margin: Solid R (+34.3) · D 32.2% · R 66.5% · Other 1.3%
• 2008→2024 swing: -48.6pp toward R · 2008: 14.2pp · 2024: -34.3pp
• All cycles: 2024: R+34.3 2020: R+29.1 2016: R+24.3 2012: D+4.1 2008: D+14.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.61%
• Current HPI: 206.7688
• 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

+167.4% since first listed

2 events — show timeline

• 2026-05-29 Listed $120,000 FSBO.com
• 2018-03-23 Sold (Public Records) $44,875 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,134 · +3.7% YoY. Source: county tax records.