419 W Jackson St · Sigourney, IA 52591

$79,900

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 121 Days on market

Built 1916 0.42 ac lot $79/sqft · 26% below area Est $107k · 26% under

---

Why this score? — see what drove the A- 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 +25.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.5/10.0
• 1% rule +6.7/10.0
• Schools +6.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor opportunity awaits with this home situated near the edge of town, offering both convenience and potential! Featuring 2 spacious bedrooms and 1 full bathroom, the home boasts generously sized rooms with great natural light and a functional layout. These great spaces provide a solid foundation to update and customize to your vision. Outside, you’ll find a fenced yard with plenty of space for pets, play, or future landscaping improvements. A two-car detached garage is also included. With some TLC and finishing touches, this property could shine as a rental, flip, or affordable primary residence. Conveniently located with easy access to town amenities while still enjoying a quieter setting. Property is being sold As-Is.

Key facts

• Fenced yard
• Quieter setting
• Detached garage

Tags

• FENCED YARD
• DETACHED GARAGE
• EASY ACCESS TO TOWN AMENITIES
• QUIETER SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($933 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#108 in IA, #2,086 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Sigourney Community School District (rural): math 76% / reading 68% proficiency, ranked #122 of 289 in IA (top 42%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 25 active listings in the ZIP; 1 units permitted in Keokuk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($552 loan paydown + $8k appreciation (10.0% local appreciation)).
• Keokuk County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 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 1916 — 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: 1.17% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.13%
• DSCR: 1.45
• GRM: 7.1

CMA / ARV

• ARV (median comp): $107,451
• List price: $79,900
• Delta: -25.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 S Main St	0.43mi	2/1.0	1,012 (+0%)	1mo	$75,000	$74	78
220 W Washington St	0.23mi	3/1.0 (+1)	913 (-9%)	1mo	$97,500	$107	68
612 S Stone St	0.57mi	2/1.0	1,008 (0%)	13mo	$153,500	$152	63
114 W Walnut St	0.22mi	2/1.0	1,114 (+10%)	12mo	$110,000	$99	62
208 E Jackson St	0.34mi	2/1.0	912 (-10%)	22mo	$30,000	$33	50
303 E Washington St	0.45mi	3/1.0 (+1)	1,088 (+8%)	22mo	$139,900	$129	43
710 W Oak St	0.59mi	3/1.0 (+1)	1,136 (+13%)	8mo	$125,000	$110	39
513 East South St	0.68mi	3/1.0 (+1)	1,152 (+14%)	15mo	$93,000	$81	27
506 S East St	0.66mi	3/1.5 (+1)	1,152 (+14%)	21mo	$65,500	$57	21

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.7%
• Equity multiple: 3.48×
• Total profit: $55,556
• Equity at exit: $71,980

10-year hold

• IRR: 27.4%
• Equity multiple: 7.89×
• Total profit: $154,168
• Equity at exit: $155,228

Cash invested: $22,372 (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 52591

• Home prices YoY: 22.5%
• Active inventory: 25
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $933 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$96 /mo · $1,150/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $189

Break-even live

Break-even rent $694

Max offer price $79,900

Occupancy floor 75%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $79,900 Active 121 DOM
2. 2026-06-17
   days on market $79,900 Active 120 DOM
3. 2026-06-16
   days on market $79,900 Active 119 DOM
4. 2026-06-15
   days on market $79,900 Active 118 DOM
5. 2026-06-13
   days on market $79,900 Active 116 DOM
6. 2026-06-12
   days on market $79,900 Active 115 DOM
7. 2026-06-09
   days on market $79,900 Active 112 DOM
8. 2026-06-08
   days on market $79,900 Active 111 DOM
9. 2026-06-07
   days on market $79,900 Active 110 DOM
10. 2026-06-04
    days on market $79,900 Active 106 DOM
11. 2026-06-02
    days on market $79,900 Active 105 DOM
12. 2026-06-01
    days on market $79,900 Active 104 DOM
13. 2026-05-31
    days on market $79,900 Active 103 DOM
14. 2026-05-31
    days on market $79,900 Active 102 DOM
15. 2026-05-04
    price $79,900 740-char remark

    Show marketing remark (740 chars)

    Investor opportunity awaits with this home situated near the edge of town, offering both convenience and potential! Featuring 2 spacious bedrooms and 1 full bathroom, the home boasts generously sized rooms with great natural light and a functional layout. These great spaces provide a solid foundation to update and customize to your vision. Outside, you’ll find a fenced yard with plenty of space for pets, play, or future landscaping improvements. A two-car detached garage is also included. With some TLC and finishing touches, this property could shine as a rental, flip, or affordable primary residence. Conveniently located with easy access to town amenities while still enjoying a quieter setting. Property is being sold As-Is.

16. 2026-02-17
    listed $89,900 Active 740-char remark

    Show marketing remark (740 chars)

    Investor opportunity awaits with this home situated near the edge of town, offering both convenience and potential! Featuring 2 spacious bedrooms and 1 full bathroom, the home boasts generously sized rooms with great natural light and a functional layout. These great spaces provide a solid foundation to update and customize to your vision. Outside, you’ll find a fenced yard with plenty of space for pets, play, or future landscaping improvements. A two-car detached garage is also included. With some TLC and finishing touches, this property could shine as a rental, flip, or affordable primary residence. Conveniently located with easy access to town amenities while still enjoying a quieter setting. Property is being sold As-Is.

17. 2022-05-04
    soldstatus $55,000

ⓘ 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: $1,150 · $96/mo
• Projected year-2 tax: $1,202 · $100/mo
• Expected delta: +$52/yr (+$4/mo · 4.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°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: $11,195
• − Mortgage interest: −$4,476
• − Property taxes: −$1,150
• − Insurance: −$400
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$2,324
• Taxable income: $1,054
• Est. tax owed @ 24.0%: −$253
• After-tax cash flow: $2,013/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: Sigourney Community School District
• NCES district ID: 1926280
• Math proficiency: 76% ▼ -7.00%
• Reading proficiency: 68% ▼ -9.00%
• Median HH income: $44,250
• Composite: 60.52/100
• National rank: #840
• State rank: #122 of 289 in IA

Livability — Sigourney

• Score: 79/100
• State rank: #108
• US rank: #2086

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: Sigourney, IA
• Population (ZIP): 2,646

Population outlook (Keokuk County) Hauer SSP2

• Today (2025): 9,354 people
• By 2030: 8,885 · -5.0%
• By 2040: 7,956 · -14.9%
• By 2050: 7,123 · -23.9%
• By 2075: 5,777 · -38.2%
• By 2100: 4,808 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Italian 3% English 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 4%

Political lean MEDSL · Keokuk

• 2024 margin: Solid R (+51.5) · D 23.7% · R 75.2% · Other 1.1%
• 2008→2024 swing: -47.9pp toward R · 2008: -3.6pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+44.9 2016: R+43.6 2012: R+10.4 2008: R+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 47.08%
• Current HPI: 256.0682
• 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

+45.3% since first listed

3 events — show timeline

• 2026-05-04 Price Changed $79,900 ICAARMLS
• 2026-02-17 Listed $89,900 ICAARMLS
• 2022-05-04 Sold (Public Records) $55,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,150 · +0.3% YoY. Source: county tax records.