907 Bell St · Churdan, IA 50050

$139,000

3 bd · 1.5 ba · 1,152 sqft · Other public records · 89 Days on market

Built 1976 0.52 ac lot $121/sqft · 47% above area Est $107k · 30% over

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Why this score? — see what drove the D- 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 +10.5/30.0
• Appreciation +7.9/10.0
• Schools +6.4/10.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

EXCEPTIONAL LOCATION and what a view!! Tucked away at the very end of a quiet dead-end street, this special in-town acreage offers the best of both worlds – peaceful privacy with the convenience of being in town. Being the very last home on the street makes it feel like your own little retreat. This well-maintained, one-owner 1976 modular ranch home features living room, dining room, kitchen, 3 bedrooms, 1 and 1/2 baths, including a private primary suite with its own bath, and there is a double attached garage with 2 openers. The home sits on a full basement, providing excellent storage and additional usable space. You’ll appreciate the many updates, including: New shingles and some new sheeting (August 2025) New refrigerator and disposal (2025) New washer and dryer (2025) New front picture window (2024) New furnace (2020) New smoke alarms Included item: Stove, refrigerator, disposal, dishwasher, washer, dryer, window treatments, basement shelving, basement refrigerator and freezer. Outside you will find a spacious HALF-ACRE yard with a small storage shed that will remain The LP tank is a rental. This property has been lovingly cared for and is move in ready – a rare opportunity to enjoy space, privacy, and small-town convenience all in one. There is City water (Xenia) and includes City sewer and trash removal for $141.00 minimum per month.

Key facts

• Half-acre yard
• Full basement
• Move in ready

Tags

• QUIET DEAD-END STREET
• PRIVATE PRIMARY SUITE
• FULL BASEMENT
• HALF-ACRE YARD
• SMALL STORAGE SHED
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $139k.

Deal economics

• At list price, monthly cash flow is $-71 ($-850/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (23.6% below list).
• Recommended offer: $106k (23.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#564 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Paton-Churdan Community School District (rural): math 80% / reading 70% proficiency, ranked #111 of 330 in IA (top 34%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Paton-Churdan Elementary (math 82% / reading 67%, grade A, #131 of 616 statewide, top 27%, 89 students, 40% FRL); Paton-Churdan Jr-Sr High School (math 62% / reading 67%, grade B-, #211 of 336 statewide, top 70%, 99 students, 35% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: 8 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 $9k of equity ($961 loan paydown + $8k appreciation (5.9% 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 (5.9% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $106,165 (23.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.18%
• DSCR: 0.90
• GRM: 10.9

CMA / ARV

• ARV (median comp): $106,547
• List price: $139,000
• Delta: 30.46%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Projected returns pro-forma

5.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.89×
• Total profit: $34,458
• Equity at exit: $86,158

10-year hold

• IRR: 13.8%
• Equity multiple: 3.70×
• Total profit: $105,166
• Equity at exit: $155,199

Cash invested: $38,920 (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 50050

• Home prices YoY: 3.2%
• Active inventory: 8
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,062 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$123 /mo · $1,472/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $-71

Break-even live

Break-even rent $1,151

Max offer price $126,491

Occupancy floor —

Sensitivity live

Price	-10% $8	-5% $-31	+0% $-71	+5% $-110	+10% $-149
Rent	-10% $-155	-5% $-113	+0% $-71	+5% $-29	+10% $13
Rate	-1.0pp $-1	-0.5pp $-35	base $-71	+0.5pp $-107	+1.0pp $-143

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-16
   status $139,000 Pending 89 DOM
2. 2026-06-15
   days on market $139,000 Active 89 DOM
3. 2026-06-13
   days on market $139,000 Active 87 DOM
4. 2026-06-12
   days on market $139,000 Active 86 DOM
5. 2026-06-09
   days on market $139,000 Active 83 DOM
6. 2026-06-08
   days on market $139,000 Active 82 DOM
7. 2026-06-07
   days on market $139,000 Active 81 DOM
8. 2026-06-05
   days on market $139,000 Active 79 DOM
9. 2026-06-04
   days on market $139,000 Active 77 DOM
10. 2026-06-02
    days on market $139,000 Active 76 DOM
11. 2026-06-01
    days on market $139,000 Active 75 DOM
12. 2026-05-31
    days on market $139,000 Active 74 DOM
13. 2026-05-31
    days on market $139,000 Active 73 DOM
14. 2026-05-06
    status Active 1381-char remark

    Show marketing remark (1381 chars)

    EXCEPTIONAL LOCATION and what a view!! Tucked away at the very end of a quiet dead-end street, this special in-town acreage offers the best of both worlds – peaceful privacy with the convenience of being in town. Being the very last home on the street makes it feel like your own little retreat. This well-maintained, one-owner 1976 modular ranch home features living room, dining room, kitchen, 3 bedrooms, 1 and 1/2 baths, including a private primary suite with its own bath, and there is a double attached garage with 2 openers. The home sits on a full basement, providing excellent storage and additional usable space. You’ll appreciate the many updates, including: New shingles and some new sheeting (August 2025) New refrigerator and disposal (2025) New washer and dryer (2025) New front picture window (2024) New furnace (2020) New smoke alarms Included item: Stove, refrigerator, disposal, dishwasher, washer, dryer, window treatments, basement shelving, basement refrigerator and freezer. Outside you will find a spacious HALF-ACRE yard with a small storage shed that will remain The LP tank is a rental. This property has been lovingly cared for and is move in ready – a rare opportunity to enjoy space, privacy, and small-town convenience all in one. There is City water (Xenia) and includes City sewer and trash removal for $141.00 minimum per month.

15. 2026-04-20
    status Pending 1381-char remark

    Show marketing remark (1381 chars)

    EXCEPTIONAL LOCATION and what a view!! Tucked away at the very end of a quiet dead-end street, this special in-town acreage offers the best of both worlds – peaceful privacy with the convenience of being in town. Being the very last home on the street makes it feel like your own little retreat. This well-maintained, one-owner 1976 modular ranch home features living room, dining room, kitchen, 3 bedrooms, 1 and 1/2 baths, including a private primary suite with its own bath, and there is a double attached garage with 2 openers. The home sits on a full basement, providing excellent storage and additional usable space. You’ll appreciate the many updates, including: New shingles and some new sheeting (August 2025) New refrigerator and disposal (2025) New washer and dryer (2025) New front picture window (2024) New furnace (2020) New smoke alarms Included item: Stove, refrigerator, disposal, dishwasher, washer, dryer, window treatments, basement shelving, basement refrigerator and freezer. Outside you will find a spacious HALF-ACRE yard with a small storage shed that will remain The LP tank is a rental. This property has been lovingly cared for and is move in ready – a rare opportunity to enjoy space, privacy, and small-town convenience all in one. There is City water (Xenia) and includes City sewer and trash removal for $141.00 minimum per month.

16. 2026-03-02
    listed $139,000 Active 1381-char remark

    Show marketing remark (1381 chars)

    EXCEPTIONAL LOCATION and what a view!! Tucked away at the very end of a quiet dead-end street, this special in-town acreage offers the best of both worlds – peaceful privacy with the convenience of being in town. Being the very last home on the street makes it feel like your own little retreat. This well-maintained, one-owner 1976 modular ranch home features living room, dining room, kitchen, 3 bedrooms, 1 and 1/2 baths, including a private primary suite with its own bath, and there is a double attached garage with 2 openers. The home sits on a full basement, providing excellent storage and additional usable space. You’ll appreciate the many updates, including: New shingles and some new sheeting (August 2025) New refrigerator and disposal (2025) New washer and dryer (2025) New front picture window (2024) New furnace (2020) New smoke alarms Included item: Stove, refrigerator, disposal, dishwasher, washer, dryer, window treatments, basement shelving, basement refrigerator and freezer. Outside you will find a spacious HALF-ACRE yard with a small storage shed that will remain The LP tank is a rental. This property has been lovingly cared for and is move in ready – a rare opportunity to enjoy space, privacy, and small-town convenience all in one. There is City water (Xenia) and includes City sewer and trash removal for $141.00 minimum per month.

ⓘ 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: $1,472 · $123/mo
• Projected year-2 tax: $1,827 · $152/mo
• Expected delta: +$355/yr (+$30/mo · 24.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 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: $12,740
• − Mortgage interest: −$7,786
• − Property taxes: −$1,472
• − Insurance: −$695
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − Depreciation: −$4,044
• Taxable loss: −$3,295
• Est. tax savings @ 24.0%: +$791
• After-tax cash flow: $-59/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: Paton-Churdan Community School District
• NCES district ID: 1922380
• Math proficiency: 80% ▼ -5.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $47,486
• Composite: 64.29/100
• National rank: #1162
• State rank: #111 of 330 in IA

Livability — Churdan

• Score: 65/100
• State rank: #564
• US rank: #12776

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: Churdan, IA
• Population (ZIP): 758

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 2% Asian 2% Native American 1%
• Common ancestry: Portuguese 5% Romanian 3% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Asian/Pacific 1%

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: ▲ 5.86%
• Current HPI: 191.3794
• 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

3 events — show timeline

• 2026-05-06 Relisted — IAR
• 2026-04-20 Pending — IAR
• 2026-03-02 Listed $139,000 IAR

Property tax history

+3.2%/yr

Latest (2025): $1,472 · -3.0% YoY. Source: county tax records.