207 E Wilson St · Everly, IA 51338

$129,500

3 bd · 2.0 ba · 1,361 sqft · SingleFamily public records · 66 Days on market

Built 1982 0.33 ac lot $95/sqft · at area comps Est $127k · at est.

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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 +14.9/30.0
• ARV discount +6.7/15.0
• Appreciation +6.2/10.0
• Schools +5.9/10.0
• DSCR +4.6/10.0
• 1% rule +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Comfortable Small-town living! Give yourself some space in this four-bedroom, two-bath split-foyer home. Set on a generous . 34 acre double lot, the main level offers a comfortable living room where daily life naturally comes together. The newly finished lower level adds a second living area that feels quiet and tucked away. An ideal area for teens, guests, or anyone who appreciates a bit of independence within the home. The layout adapts easily as your needs evolve, offering room to work, rest, and grow. The insulated, heated two-car attached garage provides year-round convenience, and the property is complemented by additional sheds, an elevated deck for outdoor enjoyment, and established apple and pear trees. It’s the kind of place where you can picture life unfolding. From busy mornings to relaxed evenings, everyone has a space to call their own.

Key facts

• Lower level
• Elevated deck
• Double lot

Tags

• DOUBLE LOT
• LOWER LEVEL
• SECOND LIVING AREA
• INSULATED HEATED GARAGE
• ELEVATED DECK
• APPLE AND PEAR TREES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $39 ($465/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 $110k (15.2% below list).
• Recommended offer: $110k (15.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#517 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: health & safety D, amenities F, commute F.
• Clay Central-Everly Community School District (rural): math 65% / reading 70% proficiency, ranked #202 of 330 in IA (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 4 active listings in the ZIP; 11 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($895 loan paydown + $3k appreciation (2.5% local appreciation)).
• Clay County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 8, 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 66 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Recommended offer $109,761 (15.2% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.85% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 9.8

CMA / ARV

• ARV (median comp): $127,104
• List price: $129,500
• Delta: 1.89%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 N Lincoln St	0.25mi	3/2.0	1,392 (+2%)	4mo	$149,000	$107	81
105 W 2nd St	0.23mi	4/1.0 (+1)	1,410 (+4%)	4mo	$97,500	$69	71
101 N Washington St	0.18mi	3/1.5	1,508 (+11%)	7mo	$102,500	$68	65
204 S Harrison St	0.14mi	2/1.0 (-1)	1,462 (+7%)	16mo	$79,000	$54	59
402 E 3rd St	0.22mi	3/2.5	1,220 (-10%)	23mo	$143,000	$117	51

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

Projected returns pro-forma

2.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.40×
• Total profit: $14,433
• Equity at exit: $54,389

10-year hold

• IRR: 10.2%
• Equity multiple: 2.45×
• Total profit: $52,497
• Equity at exit: $80,950

Cash invested: $36,260 (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 51338

• Home prices YoY: 1.6%
• Active inventory: 4
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,098 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$95 /mo · $1,144/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $39

Break-even live

Break-even rent $1,049

Max offer price $129,500

Occupancy floor 91%

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-13
   status $129,500 Pending 66 DOM
2. 2026-06-12
   days on market $129,500 Active Under Contract 66 DOM
3. 2026-06-09
   days on market $129,500 Active Under Contract 63 DOM
4. 2026-06-08
   days on market $129,500 Active Under Contract 62 DOM
5. 2026-06-07
   days on market $129,500 Active Under Contract 61 DOM
6. 2026-06-05
   days on market $129,500 Active Under Contract 59 DOM
7. 2026-06-04
   days on market $129,500 Active Under Contract 57 DOM
8. 2026-06-02
   days on market $129,500 Active Under Contract 56 DOM
9. 2026-06-01
   days on market $129,500 Active Under Contract 55 DOM
10. 2026-05-31
    days on market $129,500 Active Under Contract 54 DOM
11. 2026-05-31
    days on market $129,500 Active Under Contract 53 DOM
12. 2026-05-15
    historical Active Under Contract 868-char remark

    Show marketing remark (868 chars)

    Comfortable Small-town living! Give yourself some space in this four-bedroom, two-bath split-foyer home. Set on a generous . 34 acre double lot, the main level offers a comfortable living room where daily life naturally comes together. The newly finished lower level adds a second living area that feels quiet and tucked away. An ideal area for teens, guests, or anyone who appreciates a bit of independence within the home. The layout adapts easily as your needs evolve, offering room to work, rest, and grow. The insulated, heated two-car attached garage provides year-round convenience, and the property is complemented by additional sheds, an elevated deck for outdoor enjoyment, and established apple and pear trees. It’s the kind of place where you can picture life unfolding. From busy mornings to relaxed evenings, everyone has a space to call their own.

13. 2026-04-08
    listed $129,500 Active 868-char remark

    Show marketing remark (868 chars)

    Comfortable Small-town living! Give yourself some space in this four-bedroom, two-bath split-foyer home. Set on a generous . 34 acre double lot, the main level offers a comfortable living room where daily life naturally comes together. The newly finished lower level adds a second living area that feels quiet and tucked away. An ideal area for teens, guests, or anyone who appreciates a bit of independence within the home. The layout adapts easily as your needs evolve, offering room to work, rest, and grow. The insulated, heated two-car attached garage provides year-round convenience, and the property is complemented by additional sheds, an elevated deck for outdoor enjoyment, and established apple and pear trees. It’s the kind of place where you can picture life unfolding. From busy mornings to relaxed evenings, everyone has a space to call their own.

ⓘ 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: $1,144 · $95/mo
• Projected year-2 tax: $1,589 · $132/mo
• Expected delta: +$445/yr (+$37/mo · 38.9%)

ⓘ 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 ≥100°F today · 16 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: $13,171
• − Mortgage interest: −$7,254
• − Property taxes: −$1,144
• − Insurance: −$648
• − Repairs & maintenance: −$1,054
• − Management: −$1,054
• − Depreciation: −$3,767
• Taxable loss: −$1,749
• Est. tax savings @ 24.0%: +$420
• After-tax cash flow: $884/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: Clay Central-Everly Community School District
• NCES district ID: 1907470
• Math proficiency: 65% ▼ -15.00%
• Reading proficiency: 70% ▼ -5.00%
• Median HH income: $51,987
• Composite: 58.78/100
• National rank: #1990
• State rank: #202 of 330 in IA

Livability — Everly

• Score: 66/100
• State rank: #517
• US rank: #11574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Everly, IA
• Population (ZIP): 912

Population outlook (Clay County) Hauer SSP2

• Today (2025): 16,277 people
• By 2030: 16,073 · -1.3%
• By 2040: 15,638 · -3.9%
• By 2050: 15,315 · -5.9%
• By 2075: 15,026 · -7.7%
• By 2100: 14,638 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Iranian 4% Portuguese 4% Romanian 1%
• Foreign-born: 1% · China

Political lean MEDSL · Clay

• 2024 margin: Solid R (+43.2) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -38.1pp toward R · 2008: -5.1pp · 2024: -43.2pp
• All cycles: 2024: R+43.2 2020: R+38.7 2016: R+42.4 2012: R+18.7 2008: R+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.47%
• Current HPI: 161.0849
• 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

2 events — show timeline

• 2026-05-15 Contingent — Iowa Great Lakes BOR
• 2026-04-08 Listed $129,500 Iowa Great Lakes BOR

Property tax history

+2.4%/yr

Latest (2025): $1,144 · +1.2% YoY. Source: county tax records.