903 S 5th Ave · Marshalltown, IA 50158

$47,500

2 bd · 1.0 ba · 726 sqft · SingleFamily public records · 4 Days on market

Built 1906 6,970 sqft lot

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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 +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

If you’re looking for an investment property or a place to call your own, this 2-bedroom, 1-bath home has what you need. Featuring a 1-stall garage, main floor laundry and appliances included. This property offers great potential for a rental or a home project. Conveniently located in Marshalltown. Property is being sold as is! Call today to take a tour!

Key facts

• Main floor laundry
• Appliances included
• Conveniently located

Tags

• MAIN FLOOR LAUNDRY
• APPLIANCES INCLUDED
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Stucco exterior
• Exterior features: Lot of about 0.16 acres; Subdivision: ANSONS FIFTH SUB

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($857 rent vs $48k).
• Cap rate 14.5% vs local median 4.5% in Marshalltown — 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 78/100 on livability (#133 in IA, #2,464 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, amenities F.
• Marshalltown Community School District (town): math 50% / reading 52% proficiency, ranked #278 of 289 in IA (top 96%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 161 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 35 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($70k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $328 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Marshall County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $27k; list at $48k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $47,500

Questions for the listing agent

1. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.80% ✓
• Cap rate: 14.50%
• Cash-on-cash: 29.32%
• DSCR: 2.30
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $113,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 S 5th Ave	0.00mi	2/1.0	726 (0%)	0mo	$45,000	$62	100
1011 S 7th Ave	0.24mi	2/1.0	768 (+6%)	4mo	$120,000	$156	76
808 S 9th Ave	0.36mi	2/1.0	768 (+6%)	1mo	$67,000	$87	73
1003 Finkle Ave	0.17mi	2/1.0	724 (-0%)	22mo	$122,000	$169	73
913 S 7th Ave	0.18mi	2/1.0	640 (-12%)	1mo	$105,000	$164	71
1009 S 7th Ave	0.23mi	2/1.0	760 (+5%)	15mo	$127,000	$167	69
912 E South St	0.44mi	2/1.0	672 (-7%)	22mo	$120,000	$179	49
1110 May St	0.55mi	2/1.5	672 (-7%)	17mo	$80,000	$119	46
1102 E Anson St St	0.51mi	2/2.0	804 (+11%)	10mo	$149,900	$186	45
914 May St	0.44mi	2/1.5	816 (+12%)	18mo	$69,500	$85	42
105 S 7th Ave	0.68mi	2/1.0	816 (+12%)	8mo	$95,000	$116	40
209 S 5th Ave	0.55mi	3/1.0 (+1)	672 (-7%)	22mo	$62,000	$92	39

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: 23.8%
• Equity multiple: 1.98×
• Total profit: $13,027
• Equity at exit: $7,082

10-year hold

• IRR: 31.7%
• Equity multiple: 3.87×
• Total profit: $38,105
• Equity at exit: $4,107

Cash invested: $13,300 (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 50158

• Active inventory: 161
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $857 high
• Mortgage (P&I): −$249
• Tax from tax record: −$83 /mo · $998/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $325

Break-even live

Break-even rent $446

Max offer price $47,500

Occupancy floor 57%

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: $11,875
• Closing costs: $1,425
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 N 2nd Ave Marshalltown, IA	1.0	1.0	736	$600	$0.82	44d	2	0.97mi
111 W State St Marshalltown, IA	1.0	1.0	550	$845	$1.54	44d	1	1.04mi
1 W Grant St Marshalltown, IA	1.0	1.0	700	$700	$1.00	44d	1	1.08mi
407 W Main St Marshalltown, IA	1.0	1.0	750	$775	$1.03	44d	1	1.12mi
505 N 13th Ave Marshalltown, IA	2.0	1.0	676	$1,095	$1.62	44d	1	1.37mi
604 Jerome St Marshalltown, IA	1.0	1.0	600	$895	$1.49	44d	1	1.41mi
519 N 3rd St Unit 10 Marshalltown, IA	1.0	1.0	700	$650	$0.93	44d	1	1.48mi

Listing history 3 events

1. 2026-05-11
   status Pending
2. 2026-05-06
   listed $47,500 Active
3. 1996-11-01
   soldstatus $26,750

ⓘ 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: $998 · $83/mo
• Projected year-2 tax: $998 · $83/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $10,284
• − Mortgage interest: −$2,661
• − Property taxes: −$998
• − Insurance: −$238
• − Repairs & maintenance: −$823
• − Management: −$823
• − Depreciation: −$1,382
• Taxable income: $3,360
• Est. tax owed @ 24.0%: −$806
• After-tax cash flow: $3,093/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: Marshalltown Community School District
• NCES district ID: 1918720
• Math proficiency: 50% ▼ -8.00%
• Reading proficiency: 52% ▬ 0.00%
• Median HH income: $47,877
• Composite: 43.41/100
• National rank: #3015
• State rank: #278 of 289 in IA

Livability — Marshalltown

• Score: 78/100
• State rank: #133
• US rank: #2464

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshalltown, IA
• County: Marshall County · 31,396 people
• City population: 31,396
• Metro: Marshalltown, IA
• Population (ZIP): 31,396
• Household income: $70,367
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 369.0

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 41,166 people
• By 2030: 41,477 · +0.8%
• By 2040: 42,548 · +3.4%
• By 2050: 44,472 · +8.0%
• By 2075: 52,719 · +28.1%
• By 2100: 60,912 · +48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 30% Two or more races 14% Asian 5% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Portuguese 3% Italian 2% Iranian 1%
• Foreign-born: 17% · Canada, Philippines, China
• Languages at home: 71% English-only · Spanish 24% Other Asian/Pacific 4% French/Haitian/Cajun 1%

Political lean MEDSL · Marshall

• 2024 margin: R (+15.6) · D 41.4% · R 57.0% · Other 1.6%
• 2008→2024 swing: -24.9pp toward R · 2008: 9.3pp · 2024: -15.6pp
• All cycles: 2024: R+15.6 2020: R+7.7 2016: R+8.5 2012: D+8.9 2008: D+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -161.80%
• Current HPI: 177.4692
• Rent YoY: —
• Metro: Marshalltown, IA
• 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

+77.6% since first listed

3 events — show timeline

• 2026-05-11 Pending — IAR
• 2026-05-06 Listed $47,500 IAR
• 1996-11-01 Sold (Public Records) $26,750 Public Records

Property tax history

+4.7%/yr

Latest (2025): $998 · +6.4% YoY. Source: county tax records.