510 7th Ave · Vinton, IA 52349

$37,500

2 bd · 1.0 ba · 987 sqft · SingleFamily public records · 73 Days on market

Built 1890 8,276 sqft lot $38/sqft · 71% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICED FOR INVESTORS - A 1 story, 2 bedroom, 1 bathroom home with newer forced air gas furnace, vinyl siding, 1 old storage building and a newer yard shed. Property is being sols in "as-is" and "where-as condition. "

Key facts

• Storage building
• Vinyl siding
• Yard shed

Tags

• FORCED AIR GAS FURNACE
• VINYL SIDING
• STORAGE BUILDING
• YARD SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($856 rent vs $38k).
• Recommended offer: $35k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.9% vs local median 1.9% in Vinton — 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 80/100 on livability (#88 in IA, #1,848 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: employment C-, amenities F, commute F.
• Vinton-Shellsburg Community School District (rural): math 79% / reading 77% proficiency, ranked #43 of 289 in IA (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 61 active listings in the ZIP; 34 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $259 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Benton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $38k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,250 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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 1890 — 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 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?
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: 2.28% ✓
• Cap rate: 20.90%
• Cash-on-cash: 52.15%
• DSCR: 3.32
• GRM: 3.7

CMA / ARV

• ARV (median comp): $127,883
• List price: $37,500
• Delta: -70.68%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 7th Ave	0.00mi	2/1.0	987 (0%)	1mo	$20,000	$20	100
806 E 5th St	0.08mi	3/1.0 (+1)	999 (+1%)	7mo	$97,850	$98	83
815 E 4th St	0.18mi	2/1.0	1,060 (+7%)	18mo	$126,000	$119	64
1005 5th Ave	0.35mi	3/1.0 (+1)	936 (-5%)	7mo	$148,000	$158	64
706 5th Ave	0.17mi	2/1.0	1,134 (+15%)	11mo	$123,000	$108	58
1012 C	0.66mi	2/1.0	976 (-1%)	15mo	$125,000	$128	55
106 N 8th Ave	0.37mi	1/1.0 (-1)	1,033 (+5%)	18mo	$160,000	$155	55
615 E 6th St	0.03mi	2/1.0	1,132 (+15%)	23mo	$145,000	$128	55
807 3rd Ave	0.33mi	3/1.0 (+1)	1,057 (+7%)	19mo	$90,000	$85	52
606 E 11th St	0.36mi	1/1.0 (-1)	842 (-15%)	4mo	$96,000	$114	50
1210 6th Ave	0.44mi	1/1.0 (-1)	860 (-13%)	18mo	$55,000	$64	38
1106 C Ave	0.69mi	3/1.0 (+1)	1,097 (+11%)	14mo	$165,513	$151	33

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

Projected returns pro-forma

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

5-year hold

• IRR: 50.1%
• Equity multiple: 3.19×
• Total profit: $22,977
• Equity at exit: $5,591

10-year hold

• IRR: 55.5%
• Equity multiple: 6.47×
• Total profit: $57,389
• Equity at exit: $3,242

Cash invested: $10,500 (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 52349

• Home prices YoY: -29.0%
• Active inventory: 61
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $856 medium
• Mortgage (P&I): −$197
• Tax from tax record: −$8 /mo · $92/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $456

Break-even live

Break-even rent $278

Max offer price $37,500

Occupancy floor 42%

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-08
   days on market $37,500 Active 73 DOM
2. 2026-06-07
   days on market $37,500 Active 72 DOM
3. 2026-06-07
   days on market $37,500 Active 71 DOM
4. 2026-06-04
   days on market $37,500 Active 68 DOM
5. 2026-06-02
   days on market $37,500 Active 67 DOM
6. 2026-06-01
   days on market $37,500 Active 66 DOM
7. 2026-05-31
   days on market $37,500 Active 65 DOM
8. 2026-05-31
   days on market $37,500 Active 64 DOM
9. 2026-03-24
   listed $37,500 Active 236-char remark

   Show marketing remark (236 chars)

   PRICED FOR INVESTORS - A 1 story, 2 bedroom, 1 bathroom home with newer forced air gas furnace, vinyl siding, 1 old storage building and a newer yard shed. Property is being sols in "as-is" and "where-as condition. "

10. 1997-08-26
    soldstatus $22,000
11. 1997-08-14
    soldstatus $15,500

ⓘ 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: $92 · $8/mo
• Projected year-2 tax: $340 · $28/mo
• Expected delta: +$248/yr (+$21/mo · 270.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $10,273
• − Mortgage interest: −$2,101
• − Property taxes: −$92
• − Insurance: −$188
• − Repairs & maintenance: −$822
• − Management: −$822
• − Depreciation: −$1,091
• Taxable income: $5,158
• Est. tax owed @ 24.0%: −$1,238
• After-tax cash flow: $4,238/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: Vinton-Shellsburg Community School District
• NCES district ID: 1929310
• Math proficiency: 79% ▼ -6.00%
• Reading proficiency: 77% ▼ -1.00%
• Median HH income: $52,023
• Composite: 66.21/100
• National rank: #430
• State rank: #43 of 289 in IA

Livability — Vinton

• Score: 80/100
• State rank: #88
• US rank: #1848

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: Vinton, IA
• Population (ZIP): 7,745

Population outlook (Benton County) Hauer SSP2

• Today (2025): 25,078 people
• By 2030: 24,606 · -1.9%
• By 2040: 23,425 · -6.6%
• By 2050: 21,891 · -12.7%
• By 2075: 19,482 · -22.3%
• By 2100: 17,139 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 7% Italian 3% Iranian 3%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 2%

Political lean MEDSL · Benton

• 2024 margin: Solid R (+33.2) · D 32.8% · R 66.0% · Other 1.3%
• 2008→2024 swing: -37.7pp toward R · 2008: 4.5pp · 2024: -33.2pp
• All cycles: 2024: R+33.2 2020: R+27.5 2016: R+26.0 2012: R+0.6 2008: D+4.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.56%
• Current HPI: 197.3164
• 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

+141.9% since first listed

3 events — show timeline

• 2026-03-24 Listed $37,500 CRAAR, CDRMLS
• 1997-08-26 Sold (Public Records) $22,000 Public Records
• 1997-08-14 Sold (Public Records) $15,500 Public Records

Property tax history

-1.2%/yr

Latest (2024): $92 · -53.5% YoY. Source: county tax records.