118 East St · Orient, IA 50858

$85,000

4 bd · 2.0 ba · 1,824 sqft · SingleFamily public records · 60 Days on market

Built 1925 7,500 sqft lot $47/sqft · 49% below area Est $168k · 49% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Schools +5.3/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great home with lots of fancy wood work and with a little TLC Could make the right person a forever home.

Key facts

• 7,500 sq ft lot
• Built 1925
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#562 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: employment D, amenities F, commute F.
• Orient-Macksburg Community School District (rural): math 60% / reading 60% proficiency, ranked #282 of 330 in IA (top 86%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP; 5 units permitted in Adair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• Adair County population projected at -22% 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, 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 60 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 19y ago 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.
• Current owner paid $70k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.45% ✓
• Cap rate: 12.70%
• Cash-on-cash: 22.87%
• DSCR: 2.02
• GRM: 5.7

CMA / ARV

• ARV (median comp): $168,245
• List price: $85,000
• Delta: -49.48%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 School St	0.16mi	5/1.5 (+1)	1,906 (+4%)	10mo	$150,000	$79	70

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: 29.0%
• Equity multiple: 2.64×
• Total profit: $39,107
• Equity at exit: $38,220

10-year hold

• IRR: 29.5%
• Equity multiple: 5.15×
• Total profit: $98,715
• Equity at exit: $58,901

Cash invested: $23,800 (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 50858

• Active inventory: 6
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$42 /mo · $498/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $454

Break-even live

Break-even rent $662

Max offer price $85,000

Occupancy floor 58%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 37 events

1. 2026-06-19
   days on market $85,000 Active 60 DOM
2. 2026-06-18
   days on market $85,000 Active 59 DOM
3. 2026-06-17
   days on market $85,000 Active 58 DOM
4. 2026-06-16
   days on market $85,000 Active 57 DOM
5. 2026-06-15
   days on market $85,000 Active 56 DOM
6. 2026-06-14
   days on market $85,000 Active 54 DOM
7. 2026-06-13
   days on market $85,000 Active 53 DOM
8. 2026-06-10
   days on market $85,000 Active 51 DOM
9. 2026-06-09
   days on market $85,000 Active 50 DOM
10. 2026-06-08
    days on market $85,000 Active 49 DOM
11. 2026-06-07
    days on market $85,000 Active 48 DOM
12. 2026-06-05
    days on market $85,000 Active 45 DOM
13. 2026-06-03
    days on market $85,000 Active 44 DOM
14. 2026-06-02
    days on market $85,000 Active 43 DOM
15. 2026-06-01
    days on market $85,000 Active 42 DOM
16. 2026-05-31
    days on market $85,000 Active 41 DOM
17. 2026-05-30
    days on market $85,000 Active 40 DOM
18. 2026-04-18
    listed $85,000 Active 105-char remark

    Show marketing remark (105 chars)

    Great home with lots of fancy wood work and with a little TLC Could make the right person a forever home.

19. 2026-02-23
    listed $85,000 Active
20. 2024-11-06
    soldstatus $69,500
21. 2024-11-01
    soldstatus $69,100 Closed
22. 2024-09-18
    status Pending
23. 2024-08-28
    historical Active Under Contract
24. 2024-08-23
    listed $70,000 Active
25. 2019-07-01
    soldstatus $35,000
26. 2019-07-01
    soldstatus $35,000
27. 2019-04-29
    listed $35,000
28. 2019-04-29
    listed $35,000
29. 2017-06-09
    soldstatus $34,975
30. 2016-03-14
    historical
31. 2015-07-15
    listed $45,000
32. 2015-07-15
    listed $45,000
33. 2012-09-05
    soldstatus $35,000
34. 2012-09-05
    soldstatus $35,000
35. 2012-04-22
    listed $39,000
36. 2010-06-25
    soldstatus $10,000
37. 2007-08-03
    listed $15,000

ⓘ 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: $498 · $42/mo
• Projected year-2 tax: $916 · $76/mo
• Expected delta: +$418/yr (+$35/mo · 84.0%)

ⓘ 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 1/10 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: $14,829
• − Mortgage interest: −$4,761
• − Property taxes: −$498
• − Insurance: −$425
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$2,473
• Taxable income: $4,299
• Est. tax owed @ 24.0%: −$1,032
• After-tax cash flow: $4,411/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: Orient-Macksburg Community School District
• NCES district ID: 1921810
• Math proficiency: 60% ▲ 5.00%
• Reading proficiency: 60% ▲ 5.00%
• Median HH income: $49,140
• Composite: 52.6/100
• National rank: #3359
• State rank: #282 of 330 in IA

Livability — Orient

• Score: 65/100
• State rank: #562
• US rank: #12681

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Orient, IA
• Population (ZIP): 808

Population outlook (Adair County) Hauer SSP2

• Today (2025): 6,573 people
• By 2030: 6,252 · -4.9%
• By 2040: 5,655 · -14.0%
• By 2050: 5,154 · -21.6%
• By 2075: 4,460 · -32.1%
• By 2100: 3,951 · -39.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Iranian 5% Italian 4% Romanian 2%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Adair

• 2024 margin: Solid R (+45.0) · D 26.7% · R 71.8% · Other 1.5%
• 2008→2024 swing: -41.7pp toward R · 2008: -3.4pp · 2024: -45.0pp
• All cycles: 2024: R+45.0 2020: R+41.1 2016: R+35.4 2012: R+8.1 2008: R+3.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+466.7% since first listed

20 events — show timeline

• 2026-04-18 Listed $85,000 IAR
• 2026-02-23 Listed $85,000 IAR
• 2024-11-06 Sold (Public Records) $69,500 Public Records
• 2024-11-01 Sold (MLS) $69,100 IAR
• 2024-09-18 Pending — IAR
• 2024-08-28 Contingent — IAR
• 2024-08-23 Listed $70,000 IAR
• 2019-07-01 Sold (MLS) $35,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-07-01 Sold (MLS) $35,000 IAR
• 2019-04-29 Listed $35,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-04-29 Listed $35,000 IAR
• 2017-06-09 Sold (Public Records) $34,975 Public Records
• 2016-03-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2015-07-15 Listed $45,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-07-15 Listed $45,000 IAR
• 2012-09-05 Sold (Public Records) $35,000 Public Records
• 2012-09-05 Sold (MLS) $35,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-04-22 Listed $39,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-06-25 Sold (MLS) $10,000 DMMLS
• 2007-08-03 Listed $15,000 DMMLS

Property tax history

+0.1%/yr

Latest (2025): $498 · +0.0% YoY. Source: county tax records.