719 E Bluff St · Cherokee, IA 51012

$110,000

2 bd · 2.0 ba · 1,248 sqft · Townhouse public records · 100 Days on market

Built 1966 6,534 sqft lot $88/sqft · 41% below area Est $185k · 41% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.5/10.0
• Schools +5.6/10.0
• 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

This home in Cherokee, Iowa is currently a dual purpose property. It is both a home and a rental. The owner lives on the main floor and the upstairs is rented. It is located in a quiet neighborhood. Both levels have a kitchen, living room, bedroom, bathroom and laundry room. Both living spaces are heated and cooled with separate HVAC systems. There is off street parking both in front and back. There is a nice storage shed. It may also be used as strictly a double rental. Get this one while it is HOT.

Key facts

• Off street parking
• Storage shed
• Quiet neighborhood

Tags

• DUAL PURPOSE PROPERTY
• QUIET NEIGHBORHOOD
• SEPARATE HVAC SYSTEMS
• OFF STREET PARKING
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $110k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 4.9% in Cherokee — 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 (#83 in IA, #1,698 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Cherokee Community School District (town): math 65% / reading 67% proficiency, ranked #191 of 289 in IA (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 44 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 10 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cherokee County population projected at -23% 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 $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $110k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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: 1.15% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.19%
• DSCR: 1.50
• GRM: 7.3

CMA / ARV

• ARV (median comp): $185,302
• List price: $110,000
• Delta: -40.64%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
409 Valley View Dr	0.64mi	2/2.0	1,272 (+2%)	12mo	$200,000	$157	57
409B Valley View Dr	0.66mi	2/2.0	1,272 (+2%)	22mo	$175,000	$138	48

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: 0.4%
• Equity multiple: 1.01×
• Total profit: $458
• Equity at exit: $16,401

10-year hold

• IRR: 10.0%
• Equity multiple: 1.78×
• Total profit: $23,910
• Equity at exit: $9,511

Cash invested: $30,800 (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 51012

• Home prices YoY: -21.1%
• Active inventory: 44
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$88 /mo · $1,052/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $287

Break-even live

Break-even rent $899

Max offer price $110,000

Occupancy floor 72%

Sensitivity live

Price	-10% $350	-5% $318	+0% $287	+5% $256	+10% $225
Rent	-10% $187	-5% $237	+0% $287	+5% $337	+10% $387
Rate	-1.0pp $343	-0.5pp $315	base $287	+0.5pp $259	+1.0pp $230

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
942 Riverview Dr Cherokee, IA	1.0–2.0	1.0–2.0	1050	$1,495	$1.42	14d	20	0.44mi
729 W Cedar St Unit 405 Cherokee, IA	3.0	1.5	1100	$1,050	$0.95	22d	1	1.13mi
900 Rock Island Ave Cherokee, IA	2.0–3.0	1.0–2.0	1058	$845	$0.80	22d	12	1.27mi

Listing history 20 events

1. 2026-06-21
   days on market $110,000 Active 100 DOM
2. 2026-06-21
   days on market $110,000 Active 99 DOM
3. 2026-06-18
   days on market $110,000 Active 97 DOM
4. 2026-06-17
   days on market $110,000 Active 96 DOM
5. 2026-06-16
   days on market $110,000 Active 95 DOM
6. 2026-06-15
   days on market $110,000 Active 94 DOM
7. 2026-06-13
   days on market $110,000 Active 92 DOM
8. 2026-06-12
   days on market $110,000 Active 91 DOM
9. 2026-06-09
   days on market $110,000 Active 88 DOM
10. 2026-06-08
    days on market $110,000 Active 87 DOM
11. 2026-06-07
    days on market $110,000 Active 86 DOM
12. 2026-06-07
    days on market $110,000 Active 85 DOM
13. 2026-06-04
    days on market $110,000 Active 82 DOM
14. 2026-06-02
    days on market $110,000 Active 81 DOM
15. 2026-06-01
    days on market $110,000 Active 80 DOM
16. 2026-05-31
    days on market $110,000 Active 79 DOM
17. 2026-05-31
    days on market $110,000 Active 78 DOM
18. 2026-03-13
    listed $110,000 Active 505-char remark

    Show marketing remark (505 chars)

    This home in Cherokee, Iowa is currently a dual purpose property. It is both a home and a rental. The owner lives on the main floor and the upstairs is rented. It is located in a quiet neighborhood. Both levels have a kitchen, living room, bedroom, bathroom and laundry room. Both living spaces are heated and cooled with separate HVAC systems. There is off street parking both in front and back. There is a nice storage shed. It may also be used as strictly a double rental. Get this one while it is HOT.

19. 2014-04-08
    soldstatus $52,500
20. 2010-08-06
    soldstatus $49,500

ⓘ 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: $1,052 · $88/mo
• Projected year-2 tax: $1,390 · $116/mo
• Expected delta: +$338/yr (+$28/mo · 32.1%)

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°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: $15,153
• − Mortgage interest: −$6,162
• − Property taxes: −$1,052
• − Insurance: −$550
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$3,200
• Taxable income: $1,765
• Est. tax owed @ 24.0%: −$424
• After-tax cash flow: $3,023/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: Cherokee Community School District
• NCES district ID: 1907170
• Math proficiency: 65% ▼ -5.00%
• Reading proficiency: 67% ▲ 2.00%
• Median HH income: $45,935
• Composite: 55.66/100
• National rank: #1226
• State rank: #191 of 289 in IA

Livability — Cherokee

• Score: 80/100
• State rank: #83
• US rank: #1698

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cherokee, IA
• City population: 6,313
• Population (ZIP): 6,313

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 10,631 people
• By 2030: 10,077 · -5.2%
• By 2040: 9,015 · -15.2%
• By 2050: 8,175 · -23.1%
• By 2075: 7,192 · -32.3%
• By 2100: 6,738 · -36.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Iranian 3% Slovak 1% Portuguese 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 7% Other Asian/Pacific 1%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+45.8) · D 26.5% · R 72.2% · Other 1.3%
• 2008→2024 swing: -38.2pp toward R · 2008: -7.6pp · 2024: -45.8pp
• All cycles: 2024: R+45.8 2020: R+39.3 2016: R+40.6 2012: R+16.2 2008: R+7.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.34%
• Current HPI: 221.5831
• 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

+122.2% since first listed

3 events — show timeline

• 2026-03-13 Listed $110,000 NWIA
• 2014-04-08 Sold (Public Records) $52,500 Public Records
• 2010-08-06 Sold (Public Records) $49,500 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,052 · -1.1% YoY. Source: county tax records.