1001 Peniel St · University Park, IA 52595

$128,350

3 bd · 1.0 ba · 1,317 sqft · SingleFamily public records · 134 Days on market

Built 1906 9,800 sqft lot $97/sqft · 32% below area Est $190k · 32% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• Appreciation +6.2/10.0
• Schools +5.4/10.0
• DSCR +3.8/10.0
• 1% rule +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice three bedroom, one Bathroom home Newer roof, newer furnace. Replacement vinyl windows. It would make a great starter home or rental. conveniently located off of Highway 23. Selling as-is

Key facts

• Newer furnace
• Newer roof
• First floor laundry

Tags

• LARGE LOT
• FIRST FLOOR LAUNDRY
• REPLACEMENT WINDOW
• NEWER ROOF
• NEWER FURNACE
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $-14 ($-164/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (17.1% below list).
• Recommended offer: $106k (17.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#762 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: crime C-, schools F, amenities F.
• Oskaloosa Community School District (rural): math 62% / reading 67% proficiency, ranked #208 of 289 in IA (top 72%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 13 units permitted in Mahaska County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($888 loan paydown + $3k appreciation (2.4% local appreciation)).
• Mahaska County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 9, 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 134 days — a 12% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $23k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,400 (17.1% 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. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.83% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 10.1

CMA / ARV

• ARV (median comp): $189,633
• List price: $128,350
• Delta: -32.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2313 8th Ave E	0.32mi	3/2.5	1,312 (-0%)	7mo	$195,865	$149	73
2310 8th Ave	0.30mi	3/2.0	1,432 (+9%)	8mo	$123,500	$86	61
2311 9th Ave E	0.32mi	3/1.0	1,417 (+8%)	16mo	$70,000	$49	59
1042 1st Ave E	0.73mi	3/1.5	1,352 (+3%)	3mo	$147,500	$109	57
1146 Clearview Dr	0.32mi	3/2.5	1,252 (-5%)	21mo	$258,500	$206	54
2006 6th Ave E	0.19mi	2/1.0 (-1)	1,144 (-13%)	19mo	$159,900	$140	49
1129 Clearview Dr	0.39mi	4/2.5 (+1)	1,424 (+8%)	17mo	$180,000	$126	44
136 Solar Dr	0.72mi	2/2.0 (-1)	1,428 (+8%)	1mo	$232,500	$163	43
1810 S 11th St	0.74mi	3/2.0	1,439 (+9%)	8mo	$229,500	$159	40
1413 Bethel St	0.34mi	3/2.0	1,120 (-15%)	19mo	$195,000	$174	40
149 Solar Dr	0.67mi	3/2.0	1,131 (-14%)	16mo	$168,000	$149	27

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

Projected returns pro-forma

2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.29×
• Total profit: $10,270
• Equity at exit: $53,119

10-year hold

• IRR: 8.5%
• Equity multiple: 2.21×
• Total profit: $43,307
• Equity at exit: $78,456

Cash invested: $35,938 (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 52595

• Home prices YoY: 1.9%
• Active inventory: 3
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,064 medium
• Mortgage (P&I): −$673
• Tax from tax record: −$128 /mo · $1,532/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $-14

Break-even live

Break-even rent $1,081

Max offer price $125,936

Occupancy floor 96%

Sensitivity live

Price	-10% $59	-5% $23	+0% $-14	+5% $-50	+10% $-86
Rent	-10% $-98	-5% $-56	+0% $-14	+5% $28	+10% $70
Rate	-1.0pp $51	-0.5pp $19	base $-14	+0.5pp $-47	+1.0pp $-81

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: $32,088
• Closing costs: $3,850
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-07
   statusdays on market $128,350 Pending 134 DOM
2. 2026-06-04
   days on market $128,350 Active 131 DOM
3. 2026-06-02
   days on market $128,350 Active 130 DOM
4. 2026-06-01
   days on market $128,350 Active 129 DOM
5. 2026-05-31
   days on market $128,350 Active 128 DOM
6. 2026-05-31
   days on market $128,350 Active 127 DOM
7. 2026-04-24
   price $128,350 191-char remark

   Show marketing remark (197 chars)

   Nice three bedroom, one bathroom home on a large lot. First floor laundry. Replacement window. Newer roof and newer furnace. Great starter home or rental. Conveniently located just off highway 23.

8. 2026-04-24
   price $128,350 197-char remark

   Show marketing remark (197 chars)

   Nice three bedroom, one bathroom home on a large lot. First floor laundry. Replacement window. Newer roof and newer furnace. Great starter home or rental. Conveniently located just off highway 23.

9. 2026-03-23
   price $135,900 197-char remark

   Show marketing remark (191 chars)

   Nice three bedroom, one Bathroom home Newer roof, newer furnace. Replacement vinyl windows. It would make a great starter home or rental. conveniently located off of Highway 23. Selling as-is

10. 2026-03-23
    price $135,900 191-char remark

    Show marketing remark (191 chars)

    Nice three bedroom, one Bathroom home Newer roof, newer furnace. Replacement vinyl windows. It would make a great starter home or rental. conveniently located off of Highway 23. Selling as-is

11. 2026-02-18
    price $143,450 191-char remark

    Show marketing remark (197 chars)

    Nice three bedroom, one bathroom home on a large lot. First floor laundry. Replacement window. Newer roof and newer furnace. Great starter home or rental. Conveniently located just off highway 23.

12. 2026-02-18
    price $143,450 197-char remark

    Show marketing remark (197 chars)

    Nice three bedroom, one bathroom home on a large lot. First floor laundry. Replacement window. Newer roof and newer furnace. Great starter home or rental. Conveniently located just off highway 23.

13. 2026-02-09
    status Active 197-char remark

    Show marketing remark (197 chars)

    Nice three bedroom, one bathroom home on a large lot. First floor laundry. Replacement window. Newer roof and newer furnace. Great starter home or rental. Conveniently located just off highway 23.

14. 2026-01-30
    status Pending 197-char remark

    Show marketing remark (197 chars)

    Nice three bedroom, one bathroom home on a large lot. First floor laundry. Replacement window. Newer roof and newer furnace. Great starter home or rental. Conveniently located just off highway 23.

15. 2026-01-13
    listed $151,000 Active 191-char remark

    Show marketing remark (197 chars)

    Nice three bedroom, one bathroom home on a large lot. First floor laundry. Replacement window. Newer roof and newer furnace. Great starter home or rental. Conveniently located just off highway 23.

16. 2026-01-13
    listed $151,000 Active 197-char remark

    Show marketing remark (197 chars)

    Nice three bedroom, one bathroom home on a large lot. First floor laundry. Replacement window. Newer roof and newer furnace. Great starter home or rental. Conveniently located just off highway 23.

17. 2023-11-14
    soldstatus $147,000
18. 2023-11-10
    status Pending
19. 2023-11-09
    soldstatus $147,000 Closed
20. 2023-09-12
    historical Active Under Contract
21. 2023-09-04
    listed $135,000 Active
22. 2013-11-26
    soldstatus $58,000

ⓘ 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: $1,532 · $128/mo
• Projected year-2 tax: $1,774 · $148/mo
• Expected delta: +$242/yr (+$20/mo · 15.8%)

ⓘ 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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,768
• − Mortgage interest: −$7,190
• − Property taxes: −$1,532
• − Insurance: −$642
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$3,734
• Taxable loss: −$2,372
• Est. tax savings @ 24.0%: +$569
• After-tax cash flow: $405/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: Oskaloosa Community School District
• NCES district ID: 1921870
• Math proficiency: 62% ▼ -4.00%
• Reading proficiency: 67% ▬ 0.00%
• Median HH income: $44,362
• Composite: 54.26/100
• National rank: #1373
• State rank: #208 of 289 in IA

Livability — University Park

• Score: 61/100
• State rank: #762
• US rank: #17469

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: University Park, IA
• City population: 607
• Population (ZIP): 607

Population outlook (Mahaska County) Hauer SSP2

• Today (2025): 22,032 people
• By 2030: 21,682 · -1.6%
• By 2040: 20,750 · -5.8%
• By 2050: 19,800 · -10.1%
• By 2075: 17,839 · -19.0%
• By 2100: 15,829 · -28.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 8% Two or more races 8% Black 6%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Iranian 6% Lithuanian 5% Slovak 4%
• Foreign-born: 8% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Mahaska

• 2024 margin: Solid R (+51.6) · D 23.6% · R 75.2% · Other 1.1%
• 2008→2024 swing: -35.1pp toward R · 2008: -16.5pp · 2024: -51.6pp
• All cycles: 2024: R+51.6 2020: R+47.4 2016: R+45.7 2012: R+20.5 2008: R+16.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.36%
• Current HPI: 123.3206
• 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

+121.3% since first listed

16 events — show timeline

• 2026-04-24 Price Changed $128,350 IAR
• 2026-04-24 Price Changed $128,350 DMMLS
• 2026-03-23 Price Changed $135,900 DMMLS
• 2026-03-23 Price Changed $135,900 IAR
• 2026-02-18 Price Changed $143,450 IAR
• 2026-02-18 Price Changed $143,450 DMMLS
• 2026-02-09 Relisted — DMMLS
• 2026-01-30 Pending — DMMLS
• 2026-01-13 Listed $151,000 DMMLS
• 2026-01-13 Listed $151,000 IAR
• 2023-11-14 Sold (Public Records) $147,000 Public Records
• 2023-11-10 Pending — IAR
• 2023-11-09 Sold (MLS) $147,000 IAR
• 2023-09-12 Contingent — IAR
• 2023-09-04 Listed $135,000 IAR
• 2013-11-26 Sold (Public Records) $58,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $1,532 · +57.9% YoY. Source: county tax records.