TBD N 19th St N · Grand Junction, IA 50107

$149,900

4 bd · 2.0 ba · 1,904 sqft · SingleFamily · 48 Days on market

Built 2018 Good condition $79/sqft · at area comps Est $149k · 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 +16.9/30.0
• ARV discount +7.1/15.0
• Appreciation +6.5/10.0
• DSCR +5.3/10.0
• Schools +5.3/10.0
• 1% rule +4.6/10.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0

Listing remarks

This home will make someone a very nice, inexpensive living arrangement. New roof, new flooring, open living concept, nice kitchen, nice primary bedroom and bath. A total of 4 bedrooms and 2 full baths. Nice natural lighting throughout. This is a manufactured home that sits on a very large lot. Lot lines, size, etc will be surveyed after an accepted offer. The south lot line will be approximately 5' north of the large building. The west lot line will be very near the utility pole. The north lot line will run to Division Street. This is one nice home in an excellent location.

Key facts

• Natural lighting
• New flooring
• Open living concept

Tags

• NEW ROOF
• NEW FLOORING
• OPEN LIVING CONCEPT
• NATURAL LIGHTING
• LARGE LOT
• EXCELLENT LOCATION

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Vinyl siding; Other foundation
• Exterior features: Front porch

Interior

• Bedrooms: Master bedroom located on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Master bedroom on the main floor; Gas fireplace
• Laundry & utility: Washer and dryer included; Laundry on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $100 ($1k/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 $144k (4.1% below list).
• Recommended offer: $144k (4.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#756 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Greene County Community School District (town): math 58% / reading 67% proficiency, ranked #223 of 289 in IA (top 77%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 15 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Greene County population projected at -14% 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 $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Recommended offer $143,730 (4.1% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $148,573
• List price: $149,900
• Delta: 0.89%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 2nd St E	0.60mi	5/3.0 (+1)	2,086 (+10%)	19mo	$423,900	$203	31

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

Projected returns pro-forma

3.01% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.58×
• Total profit: $24,479
• Equity at exit: $67,466

10-year hold

• IRR: 12.5%
• Equity multiple: 2.86×
• Total profit: $78,238
• Equity at exit: $104,022

Cash invested: $41,972 (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 50107

• Home prices YoY: 1.9%
• Active inventory: 5
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,437 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $100

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 88%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $149,900 Active 48 DOM
2. 2026-06-17
   days on market $149,900 Active 47 DOM
3. 2026-06-16
   days on market $149,900 Active 46 DOM
4. 2026-06-15
   days on market $149,900 Active 45 DOM
5. 2026-06-13
   days on market $149,900 Active 43 DOM
6. 2026-06-12
   days on market $149,900 Active 42 DOM
7. 2026-06-09
   days on market $149,900 Active 39 DOM
8. 2026-06-08
   days on market $149,900 Active 38 DOM
9. 2026-06-07
   days on market $149,900 Active 37 DOM
10. 2026-06-07
    days on market $149,900 Active 36 DOM
11. 2026-06-04
    days on market $149,900 Active 33 DOM
12. 2026-06-02
    days on market $149,900 Active 32 DOM
13. 2026-06-01
    days on market $149,900 Active 31 DOM
14. 2026-05-31
    days on market $149,900 Active 30 DOM
15. 2026-05-31
    days on market $149,900 Active 29 DOM
16. 2026-05-01
    listed $149,900 Active 581-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥103°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: $17,248
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$4,361
• Taxable loss: −$1,267
• Est. tax savings @ 24.0%: +$304
• After-tax cash flow: $1,499/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good roof, exterior, and interior. It has a good curb appeal and is move-in ready. Painting the exterior and landscaping improvements would further enhance its value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and resale value
• Both Landscaping improvements — Enhances curb appeal and resale value
• Both New flooring in the kitchen and bathrooms — Improves aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and resale value ↑
• Both Landscaping improvements — Enhances curb appeal and resale value ↑
• Both New flooring in the kitchen and bathrooms — Improves aesthetics and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Greene County Community School District
• NCES district ID: 1915210
• Math proficiency: 58% ▼ -6.00%
• Reading proficiency: 67% ▲ 2.00%
• Median HH income: $46,051
• Composite: 52.74/100
• National rank: #1548
• State rank: #223 of 289 in IA

Livability — Grand Junction

• Score: 61/100
• State rank: #756
• US rank: #17389

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grand Junction, IA
• Population (ZIP): 791

Population outlook (Greene County) Hauer SSP2

• Today (2025): 8,361 people
• By 2030: 8,090 · -3.2%
• By 2040: 7,607 · -9.0%
• By 2050: 7,186 · -14.1%
• By 2075: 6,528 · -21.9%
• By 2100: 5,799 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6%
• Common ancestry: Serbian 5% Portuguese 3% Lithuanian 2%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+33.0) · D 32.9% · R 65.9% · Other 1.2%
• 2008→2024 swing: -33.4pp toward R · 2008: 0.5pp · 2024: -33.0pp
• All cycles: 2024: R+33.0 2020: R+28.8 2016: R+23.8 2012: R+0.1 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.01%
• Current HPI: 157.4103
• 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

1 event — show timeline

• 2026-05-01 Listed $149,900 CIBOR