316 Arbor Ave · Williamson, IA 50272

$85,000

1 bd · 1.0 ba · 665 sqft · SingleFamily public records · 10 Days on market

Built 1900 8,400 sqft lot Est $65k · 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 +20.1/30.0
• DSCR +6.4/10.0
• Schools +5.1/10.0
• Appreciation +5.0/10.0
• 1% rule +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to this beautiful remodeled 1-bedroom, 1-bathroom home, the perfect opportunity to stop renting and start building your own equity! This turnkey gem blends modern updates with cozy charm, making it an ideal starter home or a smart, income-producing addition to your investment portfolio. You will love the added bonus of almost 200 sq. ft. of space from the three-seasons entrance hallway and dedicated mudroom not even included in official square footage! The property also features a detached metal garage and the additional shed offering you all the storage room you may need. The additional parcel (0334228003) included in the sale is a huge bonus! Consider developing another home or wo

Key facts

• Dedicated mudroom
• Additional parcel
• Remodeled home

Tags

• REMODELED HOME
• THREE-SEASONS ENTRANCE
• DEDICATED MUDROOM
• DETACHED METAL GARAGE
• ADDITIONAL SHED
• ADDITIONAL PARCEL

Property features AI

Exterior

• Parking: Detached one-car garage
• Utilities: Community/Coop sewer; Rural water
• Home design: Resale property
• Construction: Stucco exterior; Metal roof; Block foundation
• Exterior features: Outbuilding; Chain link fencing; Rectangular lot; Gravel road access

Interior

• Kitchen: Stove; Refrigerator; Freezer; Eat-in kitchen
• Bedrooms: 1 main-level bedroom
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Unfinished basement
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $105 ($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 $79k (7.0% below list).
• Recommended offer: $79k (7.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 50/100 on livability (#954 in IA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Chariton Community School District (town): math 57% / reading 65% proficiency, ranked #241 of 289 in IA (top 83%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 3 units permitted in Lucas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $3k appreciation (3.0% local appreciation)).
• Lucas 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,043 (7.0% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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. 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?
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: 0.93% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.30%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $65,170
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Arbor St	0.02mi	2/1.0 (+1)	748 (+12%)	20mo	$73,000	$98	56

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: 12.4%
• Equity multiple: 1.71×
• Total profit: $16,904
• Equity at exit: $38,220

10-year hold

• IRR: 14.4%
• Equity multiple: 3.13×
• Total profit: $50,767
• Equity at exit: $58,901

Cash invested: $23,800 (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 50272

• Active inventory: 3
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $790 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$38 /mo · $458/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $105

Break-even live

Break-even rent $657

Max offer price $85,000

Occupancy floor 82%

Sensitivity live

Price	-10% $153	-5% $129	+0% $105	+5% $81	+10% $57
Rent	-10% $43	-5% $74	+0% $105	+5% $136	+10% $168
Rate	-1.0pp $148	-0.5pp $127	base $105	+0.5pp $83	+1.0pp $61

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $85,000 Active 10 DOM
2. 2026-06-18
   days on market $85,000 Active 8 DOM
3. 2026-06-17
   days on market $85,000 Active 7 DOM
4. 2026-06-16
   days on market $85,000 Active 6 DOM
5. 2026-06-15
   days on market $85,000 Active 5 DOM
6. 2026-06-13
   days on market $85,000 Active 3 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $85,000 Active 2 DOM

ⓘ 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: $458 · $38/mo
• Projected year-2 tax: $896 · $75/mo
• Expected delta: +$438/yr (+$37/mo · 95.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,485
• − Mortgage interest: −$4,761
• − Property taxes: −$458
• − Insurance: −$425
• − Repairs & maintenance: −$759
• − Management: −$759
• − Depreciation: −$2,473
• Taxable loss: −$150
• Est. tax savings @ 24.0%: +$36
• After-tax cash flow: $1,297/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: Chariton Community School District
• NCES district ID: 1907050
• Math proficiency: 57% ▼ -11.00%
• Reading proficiency: 65% ▼ -6.00%
• Median HH income: $44,415
• Composite: 51.35/100
• National rank: #1738
• State rank: #241 of 289 in IA

Livability — Williamson

• Score: 50/100
• State rank: #954
• US rank: #25610

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamson, IA
• City population: 228
• Population (ZIP): 228

Population outlook (Lucas County) Hauer SSP2

• Today (2025): 8,106 people
• By 2030: 7,755 · -4.3%
• By 2040: 7,007 · -13.6%
• By 2050: 6,265 · -22.7%
• By 2075: 4,926 · -39.2%
• By 2100: 3,792 · -53.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 9% Two or more races 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Iranian 2% Subsaharan African 1%
• Foreign-born: 13% · Canada
• Languages at home: 85% English-only · Russian/Polish/Slavic 9% Spanish 6%

Political lean MEDSL · Lucas

• 2024 margin: Solid R (+48.1) · D 25.2% · R 73.3% · Other 1.5%
• 2008→2024 swing: -41.4pp toward R · 2008: -6.7pp · 2024: -48.1pp
• All cycles: 2024: R+48.1 2020: R+43.3 2016: R+38.1 2012: R+6.3 2008: R+6.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-06-10 Listed $85,000 DMMLS

Property tax history

+31.8%/yr

Latest (2025): $458 · +2.2% YoY. Source: county tax records.