418 4th St · Victor, IA 52347

$50,000

3 bd · 1.0 ba · 1,186 sqft · SingleFamily public records · 198 Days on market

Built 1900 8,276 sqft lot $42/sqft · 56% below area ↓ 14% since listing

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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
• Appreciation +6.3/10.0
• Schools +5.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

NICE PRICE REDUCTION!!! Home has great potential. Sold As-Is. Corner lot with a 1/2 story home. 4 bedrooms 1 full bath. Home has an open concept with the dining area and kitchen. Large living room and main floor bedroom, laundry and full bath. Second floor has 3 bedrooms. Partial basement for utilities and storage. Also a crawl space. Attached 2 car garage and Huge fenced back yard.

Key facts

• Open concept
• Partial basement
• Large living room

Tags

• CORNER LOT
• OPEN CONCEPT
• LARGE LIVING ROOM
• PARTIAL BASEMENT
• HUGE FENCED BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#276 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• H-L-V Community School District (rural): math 62% / reading 65% proficiency, ranked #208 of 289 in IA (top 72%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 16 active listings in the ZIP; 12 units permitted in Iowa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($346 loan paydown + $1k appreciation (2.6% local appreciation)).
• Iowa County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.6% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
8. 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.
9. 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: 2.16% ✓
• Cap rate: 16.52%
• Cash-on-cash: 36.53%
• DSCR: 2.63
• GRM: 3.9

CMA / ARV

• ARV (median comp): $114,320
• List price: $50,000
• Delta: -56.26%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Franklin St	0.17mi	2/1.0 (-1)	1,224 (+3%)	14mo	$130,000	$106	70
504 Franklin St	0.20mi	4/1.0 (+1)	1,126 (-5%)	15mo	$114,000	$101	65
619 Williams St	0.34mi	3/1.5	1,172 (-1%)	23mo	$110,000	$94	61
203 Harrison St	0.09mi	2/2.0 (-1)	1,120 (-6%)	22mo	$135,000	$121	59
402 2nd St	0.15mi	2/1.0 (-1)	1,356 (+14%)	13mo	$62,900	$46	53

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

Projected returns pro-forma

2.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.5%
• Equity multiple: 3.29×
• Total profit: $32,071
• Equity at exit: $21,246

10-year hold

• IRR: 41.9%
• Equity multiple: 6.55×
• Total profit: $77,702
• Equity at exit: $31,812

Cash invested: $14,000 (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 52347

• Home prices YoY: 1.8%
• Active inventory: 16
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,082 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$146 /mo · $1,748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $426

Break-even live

Break-even rent $543

Max offer price $50,000

Occupancy floor 56%

Sensitivity live

Price	-10% $454	-5% $440	+0% $426	+5% $412	+10% $398
Rent	-10% $341	-5% $383	+0% $426	+5% $469	+10% $512
Rate	-1.0pp $451	-0.5pp $439	base $426	+0.5pp $413	+1.0pp $400

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $50,000 Active 198 DOM
2. 2026-06-18
   days on market $50,000 Active 196 DOM
3. 2026-06-17
   days on market $50,000 Active 195 DOM
4. 2026-06-16
   days on market $50,000 Active 194 DOM
5. 2026-06-15
   remarks 415-char remark
6. 2026-06-15
   pricedays on market $50,000 Active 193 DOM
7. 2026-06-13
   days on market $60,000 Active 191 DOM
8. 2026-06-12
   days on market $60,000 Active 190 DOM
9. 2026-06-09
   days on market $60,000 Active 187 DOM
10. 2026-06-08
    days on market $60,000 Active 186 DOM
11. 2026-06-07
    days on market $60,000 Active 185 DOM
12. 2026-06-05
    days on market $60,000 Active 183 DOM
13. 2026-06-04
    days on market $60,000 Active 181 DOM
14. 2026-06-02
    days on market $60,000 Active 180 DOM
15. 2026-06-01
    days on market $60,000 Active 179 DOM
16. 2026-05-31
    days on market $60,000 Active 178 DOM
17. 2026-05-31
    days on market $60,000 Active 177 DOM
18. 2026-04-11
    price $60,000 385-char remark

    Show marketing remark (385 chars)

    NICE PRICE REDUCTION!!! Home has great potential. Sold As-Is. Corner lot with a 1/2 story home. 4 bedrooms 1 full bath. Home has an open concept with the dining area and kitchen. Large living room and main floor bedroom, laundry and full bath. Second floor has 3 bedrooms. Partial basement for utilities and storage. Also a crawl space. Attached 2 car garage and Huge fenced back yard.

19. 2025-12-04
    listed $70,000 Active 385-char remark

    Show marketing remark (385 chars)

    NICE PRICE REDUCTION!!! Home has great potential. Sold As-Is. Corner lot with a 1/2 story home. 4 bedrooms 1 full bath. Home has an open concept with the dining area and kitchen. Large living room and main floor bedroom, laundry and full bath. Second floor has 3 bedrooms. Partial basement for utilities and storage. Also a crawl space. Attached 2 car garage and Huge fenced back yard.

ⓘ 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: $1,748 · $146/mo
• Projected year-2 tax: $1,748 · $146/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 5/10 Major
• 🌡 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: $12,985
• − Mortgage interest: −$2,801
• − Property taxes: −$1,748
• − Insurance: −$250
• − Repairs & maintenance: −$1,039
• − Management: −$1,039
• − Depreciation: −$1,455
• Taxable income: $4,654
• Est. tax owed @ 24.0%: −$1,117
• After-tax cash flow: $3,997/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: H-L-V Community School District
• NCES district ID: 1913380
• Math proficiency: 62% ▼ -3.00%
• Reading proficiency: 65% ▼ -10.00%
• Median HH income: $52,993
• Composite: 54.26/100
• National rank: #1372
• State rank: #208 of 289 in IA

Livability — Victor

• Score: 73/100
• State rank: #276
• US rank: #5345

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Victor, IA
• Population (ZIP): 1,351

Population outlook (Iowa County) Hauer SSP2

• Today (2025): 16,503 people
• By 2030: 16,422 · -0.5%
• By 2040: 16,081 · -2.6%
• By 2050: 15,428 · -6.5%
• By 2075: 14,067 · -14.8%
• By 2100: 11,638 · -29.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: English 9% Iranian 4% Serbian 3%
• Foreign-born: 0%

Political lean MEDSL · Iowa

• 2024 margin: Strong R (+27.8) · D 35.4% · R 63.1% · Other 1.6%
• 2008→2024 swing: -27.9pp toward R · 2008: 0.2pp · 2024: -27.8pp
• All cycles: 2024: R+27.8 2020: R+25.3 2016: R+24.2 2012: R+4.9 2008: D+0.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.56%
• Current HPI: 146.0221
• 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

-14.3% since first listed

2 events — show timeline

• 2026-04-11 Price Changed $60,000 IAR
• 2025-12-04 Listed $70,000 IAR

Property tax history

+2.2%/yr

Latest (2025): $1,748 · +3.9% YoY. Source: county tax records.