723 W Cass St · Osceola, IA 50213

$99,000

3 bd · 1.0 ba · 780 sqft · SingleFamily public records · 71 Days on market

Built 1950 7,405 sqft lot $127/sqft · 15% below area Est $116k · 15% under

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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 +26.1/30.0
• ARV discount +14.3/15.0
• Appreciation +10.0/10.0
• DSCR +8.8/10.0
• 1% rule +6.8/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If you’ve been waiting for an affordable place to call your own—here it is! This cozy 2-bedroom, 1-bath home offers a big backyard that's already fenced. There is plenty of parking and space for a garage down the road. Durable metal roof for peace of mind. Property would make a great little rental as well- high need in Osceola! Call to schedule a tour!

Key facts

• Durable metal roof
• Big backyard
• Fenced

Tags

• BIG BACKYARD
• FENCED
• DURABLE METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.2% in Osceola — 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 74/100 on livability (#253 in IA, #4,874 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: amenities F, commute F.
• Clarke Community School District (town): math 47% / reading 58% proficiency, ranked #275 of 289 in IA (top 95%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 52 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 125 units permitted in Clarke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($684 loan paydown + $10k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $79k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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.
6. 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.
7. 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: 1.18% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.77%
• DSCR: 1.48
• GRM: 7.1

CMA / ARV

• ARV (median comp): $116,480
• List price: $99,000
• Delta: -15.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 N Vale St	0.19mi	3/1.0	819 (+5%)	23mo	$117,000	$143	64
412 Mcpherson St	0.29mi	2/1.0 (-1)	720 (-8%)	11mo	$144,000	$200	59
514 S Main St St	0.57mi	2/1.0 (-1)	748 (-4%)	12mo	$100,000	$134	51
208 W Clay St	0.53mi	2/2.0 (-1)	852 (+9%)	8mo	$72,825	$85	44
131 E Grant St	0.65mi	2/1.0 (-1)	724 (-7%)	14mo	$70,000	$97	41
423 N Main St	0.72mi	4/2.5 (+1)	810 (+4%)	10mo	$225,000	$278	41
707 S Main St	0.66mi	2/1.0 (-1)	672 (-14%)	3mo	$115,000	$171	38
123 W Grant St	0.50mi	2/1.0 (-1)	896 (+15%)	17mo	$45,000	$50	33

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

Projected returns pro-forma

9.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.2%
• Equity multiple: 3.52×
• Total profit: $69,734
• Equity at exit: $89,143

10-year hold

• IRR: 27.8%
• Equity multiple: 7.96×
• Total profit: $192,898
• Equity at exit: $192,193

Cash invested: $27,720 (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 50213

• Home prices YoY: 4.8%
• Active inventory: 52
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$110 /mo · $1,322/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $249

Break-even live

Break-even rent $849

Max offer price $99,000

Occupancy floor 74%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
422 S Gustin Unit 1 Osceola, IA	2.0	1.0	750	$300	$0.40	2d	1	0.26mi
604 S Fillmore St Osceola, IA	2.0	1.0	600	$900	$1.50	43d	1	0.54mi
113 W Clay St #2 Osceola, IA	2.0	1.0	1008	$995	$0.99	18d	1	0.59mi
502 Wildflower Dr Osceola, IA	3.0	1.0–2.0	1098	$1,152	$1.05	2d	8	0.84mi

Listing history 32 events

1. 2026-06-13
   days on market $99,000 Active 71 DOM
2. 2026-06-10
   days on market $99,000 Active 69 DOM
3. 2026-06-09
   days on market $99,000 Active 68 DOM
4. 2026-06-08
   days on market $99,000 Active 67 DOM
5. 2026-06-07
   days on market $99,000 Active 66 DOM
6. 2026-06-03
   days on market $99,000 Active 62 DOM
7. 2026-06-02
   days on market $99,000 Active 61 DOM
8. 2026-06-01
   days on market $99,000 Active 60 DOM
9. 2026-05-31
   days on market $99,000 Active 59 DOM
10. 2026-05-31
    days on market $99,000 Active 58 DOM
11. 2026-04-19
    price $99,000 366-char remark

    Show marketing remark (366 chars)

    If you’ve been waiting for an affordable place to call your own—here it is! This cozy 2-bedroom, 1-bath home offers a big backyard that's already fenced. There is plenty of parking and space for a garage down the road. Durable metal roof for peace of mind. Property would make a great little rental as well- high need in Osceola! Call to schedule a tour!

12. 2026-04-02
    listed $105,000 Active 366-char remark

    Show marketing remark (366 chars)

    If you’ve been waiting for an affordable place to call your own—here it is! This cozy 2-bedroom, 1-bath home offers a big backyard that's already fenced. There is plenty of parking and space for a garage down the road. Durable metal roof for peace of mind. Property would make a great little rental as well- high need in Osceola! Call to schedule a tour!

13. 2024-03-19
    soldstatus $79,000
14. 2024-03-15
    soldstatus $79,000 Closed 367-char remark

    Show marketing remark (367 chars)

    Cheap starter home or investment property! Several improvements to this 2 bedroom, 1 bath home, including vinyl flooring, updated kitchen & bathroom, and new metal roof in 2020! Corner lot with a large fenced back yard. New water heater & updates to plumbing and electrical. Rates are down so why rent when you can own your own home! Call to check it out!

15. 2024-03-11
    status Pending 367-char remark

    Show marketing remark (367 chars)

    Cheap starter home or investment property! Several improvements to this 2 bedroom, 1 bath home, including vinyl flooring, updated kitchen & bathroom, and new metal roof in 2020! Corner lot with a large fenced back yard. New water heater & updates to plumbing and electrical. Rates are down so why rent when you can own your own home! Call to check it out!

16. 2024-02-16
    soldstatus $79,000 Closed 367-char remark

    Show marketing remark (367 chars)

    Cheap starter home or investment property! Several improvements to this 2 bedroom, 1 bath home, including vinyl flooring, updated kitchen & bathroom, and new metal roof in 2020! Corner lot with a large fenced back yard. New water heater & updates to plumbing and electrical. Rates are down so why rent when you can own your own home! Call to check it out!

17. 2024-02-14
    status Pending 367-char remark

    Show marketing remark (367 chars)

    Cheap starter home or investment property! Several improvements to this 2 bedroom, 1 bath home, including vinyl flooring, updated kitchen & bathroom, and new metal roof in 2020! Corner lot with a large fenced back yard. New water heater & updates to plumbing and electrical. Rates are down so why rent when you can own your own home! Call to check it out!

18. 2023-12-28
    price $79,000 367-char remark

    Show marketing remark (367 chars)

    Cheap starter home or investment property! Several improvements to this 2 bedroom, 1 bath home, including vinyl flooring, updated kitchen & bathroom, and new metal roof in 2020! Corner lot with a large fenced back yard. New water heater & updates to plumbing and electrical. Rates are down so why rent when you can own your own home! Call to check it out!

19. 2023-11-13
    price $82,000 367-char remark

    Show marketing remark (367 chars)

    Cheap starter home or investment property! Several improvements to this 2 bedroom, 1 bath home, including vinyl flooring, updated kitchen & bathroom, and new metal roof in 2020! Corner lot with a large fenced back yard. New water heater & updates to plumbing and electrical. Rates are down so why rent when you can own your own home! Call to check it out!

20. 2023-09-24
    price $83,000 367-char remark

    Show marketing remark (367 chars)

    Cheap starter home or investment property! Several improvements to this 2 bedroom, 1 bath home, including vinyl flooring, updated kitchen & bathroom, and new metal roof in 2020! Corner lot with a large fenced back yard. New water heater & updates to plumbing and electrical. Rates are down so why rent when you can own your own home! Call to check it out!

21. 2023-09-12
    price $88,000 367-char remark

    Show marketing remark (367 chars)

    Cheap starter home or investment property! Several improvements to this 2 bedroom, 1 bath home, including vinyl flooring, updated kitchen & bathroom, and new metal roof in 2020! Corner lot with a large fenced back yard. New water heater & updates to plumbing and electrical. Rates are down so why rent when you can own your own home! Call to check it out!

22. 2023-08-26
    status Active 367-char remark

    Show marketing remark (367 chars)

    Cheap starter home or investment property! Several improvements to this 2 bedroom, 1 bath home, including vinyl flooring, updated kitchen & bathroom, and new metal roof in 2020! Corner lot with a large fenced back yard. New water heater & updates to plumbing and electrical. Rates are down so why rent when you can own your own home! Call to check it out!

23. 2023-08-25
    historical 367-char remark

    Show marketing remark (367 chars)

    Cheap starter home or investment property! Several improvements to this 2 bedroom, 1 bath home, including vinyl flooring, updated kitchen & bathroom, and new metal roof in 2020! Corner lot with a large fenced back yard. New water heater & updates to plumbing and electrical. Rates are down so why rent when you can own your own home! Call to check it out!

24. 2023-08-21
    status Active 367-char remark

    Show marketing remark (367 chars)

    Cheap starter home or investment property! Several improvements to this 2 bedroom, 1 bath home, including vinyl flooring, updated kitchen & bathroom, and new metal roof in 2020! Corner lot with a large fenced back yard. New water heater & updates to plumbing and electrical. Rates are down so why rent when you can own your own home! Call to check it out!

25. 2023-08-21
    price $90,000 367-char remark

    Show marketing remark (367 chars)

    Cheap starter home or investment property! Several improvements to this 2 bedroom, 1 bath home, including vinyl flooring, updated kitchen & bathroom, and new metal roof in 2020! Corner lot with a large fenced back yard. New water heater & updates to plumbing and electrical. Rates are down so why rent when you can own your own home! Call to check it out!

26. 2023-08-18
    historical 367-char remark

    Show marketing remark (367 chars)

    Cheap starter home or investment property! Several improvements to this 2 bedroom, 1 bath home, including vinyl flooring, updated kitchen & bathroom, and new metal roof in 2020! Corner lot with a large fenced back yard. New water heater & updates to plumbing and electrical. Rates are down so why rent when you can own your own home! Call to check it out!

27. 2023-08-10
    price $96,000 367-char remark

    Show marketing remark (367 chars)

    Cheap starter home or investment property! Several improvements to this 2 bedroom, 1 bath home, including vinyl flooring, updated kitchen & bathroom, and new metal roof in 2020! Corner lot with a large fenced back yard. New water heater & updates to plumbing and electrical. Rates are down so why rent when you can own your own home! Call to check it out!

28. 2023-08-09
    status Active 367-char remark

    Show marketing remark (367 chars)

    Cheap starter home or investment property! Several improvements to this 2 bedroom, 1 bath home, including vinyl flooring, updated kitchen & bathroom, and new metal roof in 2020! Corner lot with a large fenced back yard. New water heater & updates to plumbing and electrical. Rates are down so why rent when you can own your own home! Call to check it out!

29. 2023-08-02
    historical 367-char remark

    Show marketing remark (367 chars)

    Cheap starter home or investment property! Several improvements to this 2 bedroom, 1 bath home, including vinyl flooring, updated kitchen & bathroom, and new metal roof in 2020! Corner lot with a large fenced back yard. New water heater & updates to plumbing and electrical. Rates are down so why rent when you can own your own home! Call to check it out!

30. 2023-07-24
    listed $99,000 Active 367-char remark

    Show marketing remark (367 chars)

    Cheap starter home or investment property! Several improvements to this 2 bedroom, 1 bath home, including vinyl flooring, updated kitchen & bathroom, and new metal roof in 2020! Corner lot with a large fenced back yard. New water heater & updates to plumbing and electrical. Rates are down so why rent when you can own your own home! Call to check it out!

31. 1995-09-01
    soldstatus $22,400
32. 1988-04-08
    soldstatus $17,000

ⓘ 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: $1,322 · $110/mo
• Projected year-2 tax: $1,438 · $120/mo
• Expected delta: +$116/yr (+$10/mo · 8.8%)

ⓘ 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 ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,966
• − Mortgage interest: −$5,546
• − Property taxes: −$1,322
• − Insurance: −$495
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$2,880
• Taxable income: $1,489
• Est. tax owed @ 24.0%: −$357
• After-tax cash flow: $2,629/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: Clarke Community School District
• NCES district ID: 1907410
• Math proficiency: 47% ▼ -8.00%
• Reading proficiency: 58% ▲ 1.00%
• Median HH income: $44,866
• Composite: 44.33/100
• National rank: #2825
• State rank: #275 of 289 in IA

Livability — Osceola

• Score: 74/100
• State rank: #253
• US rank: #4874

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Osceola, IA
• County: Clarke County · 7,489 people
• City population: 7,489
• Metro: nan
• Population (ZIP): 7,489
• Household income: $73,026
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 102.0

Population outlook (Clarke County) Hauer SSP2

• Today (2025): 9,307 people
• By 2030: 9,294 · -0.1%
• By 2040: 9,259 · -0.5%
• By 2050: 9,345 · +0.4%
• By 2075: 10,219 · +9.8%
• By 2100: 11,526 · +23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 20% Two or more races 8%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 2% Iranian 2% Lithuanian 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 13% Other Asian/Pacific 1%

Political lean MEDSL · Clarke

• 2024 margin: Solid R (+42.0) · D 28.4% · R 70.4% · Other 1.2%
• 2008→2024 swing: -44.3pp toward R · 2008: 2.2pp · 2024: -42.0pp
• All cycles: 2024: R+42.0 2020: R+35.9 2016: R+28.2 2012: D+1.4 2008: D+2.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.99%
• Current HPI: 216.6704
• Rent YoY: —
• Metro: nan
• 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

+482.4% since first listed

22 events — show timeline

• 2026-04-19 Price Changed $99,000 IAR
• 2026-04-02 Listed $105,000 IAR
• 2024-03-19 Sold (Public Records) $79,000 Public Records
• 2024-03-15 Sold (MLS) $79,000 IAR
• 2024-03-11 Pending — IAR
• 2024-02-16 Sold (MLS) $79,000 IAR
• 2024-02-14 Pending — IAR
• 2023-12-28 Price Changed $79,000 IAR
• 2023-11-13 Price Changed $82,000 IAR
• 2023-09-24 Price Changed $83,000 IAR
• 2023-09-12 Price Changed $88,000 IAR
• 2023-08-26 Relisted — IAR
• 2023-08-25 Delisted — IAR
• 2023-08-21 Relisted — IAR
• 2023-08-21 Price Changed $90,000 IAR
• 2023-08-18 Delisted — IAR
• 2023-08-10 Price Changed $96,000 IAR
• 2023-08-09 Relisted — IAR
• 2023-08-02 Delisted — IAR
• 2023-07-24 Listed $99,000 IAR
• 1995-09-01 Sold (Public Records) $22,400 Public Records
• 1988-04-08 Sold (Public Records) $17,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,322 · +46.6% YoY. Source: county tax records.