200 Jefferson St · Colfax, IA 50054

$129,000

3 bd · 2.0 ba · 1,528 sqft · SingleFamily public records · 130 Days on market

Built 1880 5,227 sqft lot $84/sqft · 37% below area Est $206k · 37% under ↓ 13% since listing

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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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• Schools +5.4/10.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 200 Jefferson St. , Colfax, Iowa—a value-add renovation opportunity ideal for investors, flippers, or buyers looking to build sweat equity as the live in the home. Positioned on a desirable culdesac, this property offers a strong upside potential for the right vision. The home features a functional footprint ready for updates, allowing buyers to reimagine the layout, finishes, and overall design to meet modern preferences. With ample natural light and straightforward construction, this property presents an excellent canvas for a full or partial renovation. Home offers 2 bedrooms and 3/4 bath on main. Large kitchen with dining space and spacious living room and rounding out the main level is the laundry at breezeway conveniently located. Upstairs offers + 1 bedroom above with an open loft. Home offers ample closet/storage space. Added 1 car garage for your storage needs. The location offers convenient access to schools, parks, and local amenities, further strengthening long-term investment potential. Whether you’re seeking your next flip, rental, or custom renovation project, this property offers the location, lot, and structure.

Key facts

• 5,227 sq ft lot
• Garage
• Built 1880

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/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 $129k (0.2% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#242 in IA, #4,698 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Colfax-Mingo Community School District (rural): math 59% / reading 66% proficiency, ranked #213 of 289 in IA (top 74%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Colfax-Mingo Elementary School (math 67% / reading 67%, grade B+, #273 of 616 statewide, top 51%, 391 students, 40% FRL); Colfax-Mingo Jr/Sr High School (math 52% / reading 64%, grade C, #275 of 336 statewide, top 83%, 333 students, 38% FRL) — zoned schools at 39% FRL track the district average.
• Market conditions: 22 active listings in the ZIP; 16 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jasper County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — 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 B-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: 1.00% ✗
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 8.3

CMA / ARV

• ARV (median comp): $205,651
• List price: $129,000
• Delta: -37.27%
• 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
103 N Iowa St	0.03mi	3/2.0	1,458 (-5%)	8mo	$265,000	$182	84
102 E Broadway St	0.19mi	3/2.0	1,550 (+1%)	8mo	$200,000	$129	82
400 S Goodrich St	0.42mi	3/1.5	1,560 (+2%)	2mo	$248,000	$159	73
423 E Howard St	0.14mi	3/1.5	1,633 (+7%)	9mo	$84,900	$52	73
115 S Locust St	0.31mi	3/1.0	1,536 (+0%)	19mo	$26,725	$17	65
323 S West St	0.46mi	3/2.0	1,518 (-1%)	19mo	$227,431	$150	62
213 College Ave	0.34mi	3/2.5	1,560 (+2%)	20mo	$316,000	$203	62
208 W Washington St	0.37mi	4/1.5 (+1)	1,488 (-3%)	12mo	$167,000	$112	61
110 W Broadway St	0.33mi	3/1.0	1,336 (-13%)	4mo	$175,000	$131	56
119 W Washington St	0.34mi	3/2.5	1,732 (+13%)	5mo	$253,750	$147	56
520 S Madison St	0.66mi	3/2.0	1,648 (+8%)	8mo	$153,000	$93	50
300 Cedar St	0.52mi	4/2.0 (+1)	1,346 (-12%)	21mo	$350,000	$260	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: -8.6%
• Equity multiple: 0.69×
• Total profit: $-11,353
• Equity at exit: $19,234

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $2,425
• Equity at exit: $11,154

Cash invested: $36,120 (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 50054

• Home prices YoY: -7.7%
• Active inventory: 22
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$137 /mo · $1,648/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $150

Break-even live

Break-even rent $1,098

Max offer price $129,000

Occupancy floor 83%

Sensitivity live

Price	-10% $223	-5% $186	+0% $150	+5% $113	+10% $77
Rent	-10% $48	-5% $99	+0% $150	+5% $201	+10% $252
Rate	-1.0pp $215	-0.5pp $183	base $150	+0.5pp $116	+1.0pp $82

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $129,000 Active 130 DOM
2. 2026-06-18
   days on market $129,000 Active 127 DOM
3. 2026-06-17
   days on market $129,000 Active 126 DOM
4. 2026-06-16
   days on market $129,000 Active 125 DOM
5. 2026-06-15
   days on market $129,000 Active 124 DOM
6. 2026-06-14
   days on market $129,000 Active 122 DOM
7. 2026-06-13
   days on market $129,000 Active 121 DOM
8. 2026-06-10
   days on market $129,000 Active 119 DOM
9. 2026-06-09
   days on market $129,000 Active 118 DOM
10. 2026-06-08
    days on market $129,000 Active 117 DOM
11. 2026-06-07
    days on market $129,000 Active 116 DOM
12. 2026-06-05
    days on market $129,000 Active 113 DOM
13. 2026-06-03
    days on market $129,000 Active 112 DOM
14. 2026-06-02
    days on market $129,000 Active 111 DOM
15. 2026-06-01
    days on market $129,000 Active 110 DOM
16. 2026-05-31
    days on market $129,000 Active 109 DOM
17. 2026-05-31
    days on market $129,000 Active 108 DOM
18. 2026-02-11
    listed $129,000 Active 1170-char remark

    Show marketing remark (1170 chars)

    Welcome to 200 Jefferson St. , Colfax, Iowa—a value-add renovation opportunity ideal for investors, flippers, or buyers looking to build sweat equity as the live in the home. Positioned on a desirable culdesac, this property offers a strong upside potential for the right vision. The home features a functional footprint ready for updates, allowing buyers to reimagine the layout, finishes, and overall design to meet modern preferences. With ample natural light and straightforward construction, this property presents an excellent canvas for a full or partial renovation. Home offers 2 bedrooms and 3/4 bath on main. Large kitchen with dining space and spacious living room and rounding out the main level is the laundry at breezeway conveniently located. Upstairs offers + 1 bedroom above with an open loft. Home offers ample closet/storage space. Added 1 car garage for your storage needs. The location offers convenient access to schools, parks, and local amenities, further strengthening long-term investment potential. Whether you’re seeking your next flip, rental, or custom renovation project, this property offers the location, lot, and structure.

19. 2026-01-05
    historical
20. 2025-10-25
    price $129,000
21. 2025-08-18
    status Active
22. 2025-07-31
    historical
23. 2025-04-25
    listed $149,000 Active

ⓘ 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: $1,648 · $137/mo
• Projected year-2 tax: $1,837 · $153/mo
• Expected delta: +$189/yr (+$16/mo · 11.4%)

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,455
• − Mortgage interest: −$7,226
• − Property taxes: −$1,648
• − Insurance: −$645
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$3,753
• Taxable loss: −$290
• Est. tax savings @ 24.0%: +$70
• After-tax cash flow: $1,868/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: Colfax-Mingo Community School District
• NCES district ID: 1900009
• Math proficiency: 59% ▼ -2.00%
• Reading proficiency: 66% ▲ 7.00%
• Median HH income: $53,956
• Composite: 53.51/100
• National rank: #1450
• State rank: #213 of 289 in IA

Livability — Colfax

• Score: 74/100
• State rank: #242
• US rank: #4698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Colfax, IA
• City population: 3,179
• Population (ZIP): 3,179

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 36,216 people
• By 2030: 35,730 · -1.3%
• By 2040: 34,727 · -4.1%
• By 2050: 33,802 · -6.7%
• By 2075: 33,382 · -7.8%
• By 2100: 32,761 · -9.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Iranian 5% Slovak 4% Portuguese 4%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Jasper

• 2024 margin: Strong R (+27.6) · D 35.4% · R 63.0% · Other 1.5%
• 2008→2024 swing: -35.1pp toward R · 2008: 7.5pp · 2024: -27.6pp
• All cycles: 2024: R+27.6 2020: R+21.5 2016: R+18.4 2012: D+7.1 2008: D+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -23.08%
• Current HPI: 275.7
• 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

-13.4% since first listed

6 events — show timeline

• 2026-02-11 Listed $129,000 DMMLS
• 2026-01-05 Listing Removed — DMMLS
• 2025-10-25 Price Changed $129,000 DMMLS
• 2025-08-18 Relisted — DMMLS
• 2025-07-31 Listing Removed — DMMLS
• 2025-04-25 Listed $149,000 DMMLS

Property tax history

+4.6%/yr

Latest (2025): $1,648 · -0.5% YoY. Source: county tax records.