126 Indian Ave · Forest City, IA 50436

$85,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 333 Days on market

Built 1977 9,148 sqft lot $78/sqft · 46% below area Est $158k · 46% under ↓ 57% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +7.2/10.0
• Schools +6.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready to go Ranch. This 3-bedroom home has recently been remodeled. All new kitchen (including appliances), new bathroom, new floor coverings and fresh paint throughout. Outside is new vinyl siding, roof shingles, windows and entry doors. Nice neighborhood on a corner lot with room to add a garage. Don't overlook this opportunity. * * This property has been placed in an upcoming online event May 16 - May 17, 2026. All bids should be submitted at www. xome.com (void where prohibited). All properties are subject to a 3% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply).

Key facts

• New kitchen
• Recently remodeled
• New bathroom

Tags

• RECENTLY REMODELED
• NEW KITCHEN
• NEW BATHROOM
• NEW FLOOR COVERINGS
• FRESH PAINT
• NEW VINYL SIDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.1% in Forest City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#160 in IA, #2,902 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment C-, amenities F, commute F.
• Forest City Community School District (town): math 67% / reading 78% proficiency, ranked #111 of 289 in IA (top 38%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 45 active listings in the ZIP; 6 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Winnebago County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 333 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $114k (57%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 333 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.22% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.58%
• DSCR: 1.43
• GRM: 6.8

CMA / ARV

• ARV (median comp): $158,184
• List price: $85,000
• Delta: -46.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Indian Ave	0.10mi	3/2.0	1,092 (0%)	8mo	$180,000	$165	84
123 Winnebago Way	0.15mi	3/2.0	960 (-12%)	0mo	$157,000	$164	68
110 Westgate Dr	0.34mi	3/1.0	960 (-12%)	2mo	$115,000	$120	62
726 S 4th St	0.74mi	2/1.0 (-1)	1,058 (-3%)	0mo	$112,000	$106	55
1515 W I St	0.52mi	2/1.0 (-1)	1,088 (-0%)	19mo	$119,500	$110	54
536 W K St	0.75mi	3/1.5	1,046 (-4%)	9mo	$95,000	$91	49
121 Hillhaven Dr	0.34mi	3/2.0	960 (-12%)	18mo	$148,840	$155	45
102 Westgate Dr	0.37mi	3/1.0	960 (-12%)	22mo	$73,000	$76	45
127 Oakridge Dr	0.46mi	3/1.0	960 (-12%)	23mo	$97,400	$101	39
101 Hillhaven Dr	0.48mi	3/2.0	960 (-12%)	22mo	$142,500	$148	35

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-1,624
• Equity at exit: $12,674

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $14,346
• Equity at exit: $7,349

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 50436

• Home prices YoY: -25.3%
• Active inventory: 45
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,038 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$149 /mo · $1,786/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $190

Break-even live

Break-even rent $797

Max offer price $85,000

Occupancy floor 77%

Sensitivity live

Price	-10% $238	-5% $214	+0% $190	+5% $166	+10% $142
Rent	-10% $108	-5% $149	+0% $190	+5% $231	+10% $272
Rate	-1.0pp $233	-0.5pp $212	base $190	+0.5pp $168	+1.0pp $146

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 17 events

1. 2026-05-20
   status Pending 640-char remark

   Show marketing remark (640 chars)

   Ready to go Ranch. This 3-bedroom home has recently been remodeled. All new kitchen (including appliances), new bathroom, new floor coverings and fresh paint throughout. Outside is new vinyl siding, roof shingles, windows and entry doors. Nice neighborhood on a corner lot with room to add a garage. Don't overlook this opportunity. * * This property has been placed in an upcoming online event May 16 - May 17, 2026. All bids should be submitted at www. xome.com (void where prohibited). All properties are subject to a 3% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply).

2. 2026-05-15
   historical Active Under Contract 640-char remark

   Show marketing remark (640 chars)

   Ready to go Ranch. This 3-bedroom home has recently been remodeled. All new kitchen (including appliances), new bathroom, new floor coverings and fresh paint throughout. Outside is new vinyl siding, roof shingles, windows and entry doors. Nice neighborhood on a corner lot with room to add a garage. Don't overlook this opportunity. * * This property has been placed in an upcoming online event May 16 - May 17, 2026. All bids should be submitted at www. xome.com (void where prohibited). All properties are subject to a 3% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply).

3. 2026-05-12
   status Active 640-char remark

   Show marketing remark (640 chars)

   Ready to go Ranch. This 3-bedroom home has recently been remodeled. All new kitchen (including appliances), new bathroom, new floor coverings and fresh paint throughout. Outside is new vinyl siding, roof shingles, windows and entry doors. Nice neighborhood on a corner lot with room to add a garage. Don't overlook this opportunity. * * This property has been placed in an upcoming online event May 16 - May 17, 2026. All bids should be submitted at www. xome.com (void where prohibited). All properties are subject to a 3% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply).

4. 2026-05-01
   status Active 640-char remark

   Show marketing remark (640 chars)

   Ready to go Ranch. This 3-bedroom home has recently been remodeled. All new kitchen (including appliances), new bathroom, new floor coverings and fresh paint throughout. Outside is new vinyl siding, roof shingles, windows and entry doors. Nice neighborhood on a corner lot with room to add a garage. Don't overlook this opportunity. * * This property has been placed in an upcoming online event May 16 - May 17, 2026. All bids should be submitted at www. xome.com (void where prohibited). All properties are subject to a 3% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply).

5. 2026-03-22
   status Pending 640-char remark

   Show marketing remark (640 chars)

   Ready to go Ranch. This 3-bedroom home has recently been remodeled. All new kitchen (including appliances), new bathroom, new floor coverings and fresh paint throughout. Outside is new vinyl siding, roof shingles, windows and entry doors. Nice neighborhood on a corner lot with room to add a garage. Don't overlook this opportunity. * * This property has been placed in an upcoming online event May 16 - May 17, 2026. All bids should be submitted at www. xome.com (void where prohibited). All properties are subject to a 3% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply).

6. 2026-03-10
   historical Active Under Contract 640-char remark

   Show marketing remark (640 chars)

   Ready to go Ranch. This 3-bedroom home has recently been remodeled. All new kitchen (including appliances), new bathroom, new floor coverings and fresh paint throughout. Outside is new vinyl siding, roof shingles, windows and entry doors. Nice neighborhood on a corner lot with room to add a garage. Don't overlook this opportunity. * * This property has been placed in an upcoming online event May 16 - May 17, 2026. All bids should be submitted at www. xome.com (void where prohibited). All properties are subject to a 3% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply).

7. 2026-02-08
   price $85,000 640-char remark

   Show marketing remark (640 chars)

   Ready to go Ranch. This 3-bedroom home has recently been remodeled. All new kitchen (including appliances), new bathroom, new floor coverings and fresh paint throughout. Outside is new vinyl siding, roof shingles, windows and entry doors. Nice neighborhood on a corner lot with room to add a garage. Don't overlook this opportunity. * * This property has been placed in an upcoming online event May 16 - May 17, 2026. All bids should be submitted at www. xome.com (void where prohibited). All properties are subject to a 3% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply).

8. 2026-02-06
   price $95,000 640-char remark

   Show marketing remark (640 chars)

   Ready to go Ranch. This 3-bedroom home has recently been remodeled. All new kitchen (including appliances), new bathroom, new floor coverings and fresh paint throughout. Outside is new vinyl siding, roof shingles, windows and entry doors. Nice neighborhood on a corner lot with room to add a garage. Don't overlook this opportunity. * * This property has been placed in an upcoming online event May 16 - May 17, 2026. All bids should be submitted at www. xome.com (void where prohibited). All properties are subject to a 3% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply).

9. 2026-01-15
   price $108,000 640-char remark

   Show marketing remark (640 chars)

   Ready to go Ranch. This 3-bedroom home has recently been remodeled. All new kitchen (including appliances), new bathroom, new floor coverings and fresh paint throughout. Outside is new vinyl siding, roof shingles, windows and entry doors. Nice neighborhood on a corner lot with room to add a garage. Don't overlook this opportunity. * * This property has been placed in an upcoming online event May 16 - May 17, 2026. All bids should be submitted at www. xome.com (void where prohibited). All properties are subject to a 3% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply).

10. 2025-12-30
    price $113,900 640-char remark

    Show marketing remark (640 chars)

    Ready to go Ranch. This 3-bedroom home has recently been remodeled. All new kitchen (including appliances), new bathroom, new floor coverings and fresh paint throughout. Outside is new vinyl siding, roof shingles, windows and entry doors. Nice neighborhood on a corner lot with room to add a garage. Don't overlook this opportunity. * * This property has been placed in an upcoming online event May 16 - May 17, 2026. All bids should be submitted at www. xome.com (void where prohibited). All properties are subject to a 3% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply).

11. 2025-11-16
    price $117,900 640-char remark

    Show marketing remark (640 chars)

    Ready to go Ranch. This 3-bedroom home has recently been remodeled. All new kitchen (including appliances), new bathroom, new floor coverings and fresh paint throughout. Outside is new vinyl siding, roof shingles, windows and entry doors. Nice neighborhood on a corner lot with room to add a garage. Don't overlook this opportunity. * * This property has been placed in an upcoming online event May 16 - May 17, 2026. All bids should be submitted at www. xome.com (void where prohibited). All properties are subject to a 3% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply).

12. 2025-10-16
    price $125,000 640-char remark

    Show marketing remark (640 chars)

    Ready to go Ranch. This 3-bedroom home has recently been remodeled. All new kitchen (including appliances), new bathroom, new floor coverings and fresh paint throughout. Outside is new vinyl siding, roof shingles, windows and entry doors. Nice neighborhood on a corner lot with room to add a garage. Don't overlook this opportunity. * * This property has been placed in an upcoming online event May 16 - May 17, 2026. All bids should be submitted at www. xome.com (void where prohibited). All properties are subject to a 3% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply).

13. 2025-09-16
    price $133,000 640-char remark

    Show marketing remark (640 chars)

    Ready to go Ranch. This 3-bedroom home has recently been remodeled. All new kitchen (including appliances), new bathroom, new floor coverings and fresh paint throughout. Outside is new vinyl siding, roof shingles, windows and entry doors. Nice neighborhood on a corner lot with room to add a garage. Don't overlook this opportunity. * * This property has been placed in an upcoming online event May 16 - May 17, 2026. All bids should be submitted at www. xome.com (void where prohibited). All properties are subject to a 3% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply).

14. 2025-08-15
    price $145,000 640-char remark

    Show marketing remark (640 chars)

    Ready to go Ranch. This 3-bedroom home has recently been remodeled. All new kitchen (including appliances), new bathroom, new floor coverings and fresh paint throughout. Outside is new vinyl siding, roof shingles, windows and entry doors. Nice neighborhood on a corner lot with room to add a garage. Don't overlook this opportunity. * * This property has been placed in an upcoming online event May 16 - May 17, 2026. All bids should be submitted at www. xome.com (void where prohibited). All properties are subject to a 3% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply).

15. 2025-07-24
    price $169,000 640-char remark

    Show marketing remark (640 chars)

    Ready to go Ranch. This 3-bedroom home has recently been remodeled. All new kitchen (including appliances), new bathroom, new floor coverings and fresh paint throughout. Outside is new vinyl siding, roof shingles, windows and entry doors. Nice neighborhood on a corner lot with room to add a garage. Don't overlook this opportunity. * * This property has been placed in an upcoming online event May 16 - May 17, 2026. All bids should be submitted at www. xome.com (void where prohibited). All properties are subject to a 3% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply).

16. 2025-06-11
    price $183,000 640-char remark

    Show marketing remark (640 chars)

    Ready to go Ranch. This 3-bedroom home has recently been remodeled. All new kitchen (including appliances), new bathroom, new floor coverings and fresh paint throughout. Outside is new vinyl siding, roof shingles, windows and entry doors. Nice neighborhood on a corner lot with room to add a garage. Don't overlook this opportunity. * * This property has been placed in an upcoming online event May 16 - May 17, 2026. All bids should be submitted at www. xome.com (void where prohibited). All properties are subject to a 3% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply).

17. 2025-05-02
    listed $199,000 Active 640-char remark

    Show marketing remark (640 chars)

    Ready to go Ranch. This 3-bedroom home has recently been remodeled. All new kitchen (including appliances), new bathroom, new floor coverings and fresh paint throughout. Outside is new vinyl siding, roof shingles, windows and entry doors. Nice neighborhood on a corner lot with room to add a garage. Don't overlook this opportunity. * * This property has been placed in an upcoming online event May 16 - May 17, 2026. All bids should be submitted at www. xome.com (void where prohibited). All properties are subject to a 3% buyer's premium pursuant to the Auction Participation Agreement and Terms & Conditions (minimums will apply).

ⓘ 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: $1,786 · $149/mo
• Projected year-2 tax: $1,786 · $149/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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 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: $12,457
• − Mortgage interest: −$4,761
• − Property taxes: −$1,786
• − Insurance: −$425
• − Repairs & maintenance: −$997
• − Management: −$997
• − Depreciation: −$2,473
• Taxable income: $1,019
• Est. tax owed @ 24.0%: −$245
• After-tax cash flow: $2,037/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: Forest City Community School District
• NCES district ID: 1911790
• Math proficiency: 67% ▼ -10.00%
• Reading proficiency: 78% ▲ 1.00%
• Median HH income: $46,674
• Composite: 61.08/100
• National rank: #789
• State rank: #111 of 289 in IA

Livability — Forest City

• Score: 77/100
• State rank: #160
• US rank: #2902

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forest City, IA
• Population (ZIP): 5,760

Population outlook (Winnebago County) Hauer SSP2

• Today (2025): 10,099 people
• By 2030: 9,831 · -2.7%
• By 2040: 9,326 · -7.7%
• By 2050: 9,073 · -10.2%
• By 2075: 9,448 · -6.4%
• By 2100: 10,279 · +1.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Asian 6% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Portuguese 21% Romanian 2% Iranian 1%
• Foreign-born: 5% · China, Canada, Vietnam
• Languages at home: 92% English-only · Tagalog/Filipino 2% Spanish 2% Other Indo-European 1%

Political lean MEDSL · Winnebago

• 2024 margin: Solid R (+30.7) · D 33.9% · R 64.6% · Other 1.5%
• 2008→2024 swing: -39.3pp toward R · 2008: 8.6pp · 2024: -30.7pp
• All cycles: 2024: R+30.7 2020: R+26.3 2016: R+26.5 2012: R+0.0 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.62%
• Current HPI: 187.8639
• 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

-57.3% since first listed

17 events — show timeline

• 2026-05-20 Pending — IAR
• 2026-05-15 Contingent — IAR
• 2026-05-12 Relisted — IAR
• 2026-05-01 Relisted — IAR
• 2026-03-22 Pending — IAR
• 2026-03-10 Contingent — IAR
• 2026-02-08 Price Changed $85,000 IAR
• 2026-02-06 Price Changed $95,000 IAR
• 2026-01-15 Price Changed $108,000 IAR
• 2025-12-30 Price Changed $113,900 IAR
• 2025-11-16 Price Changed $117,900 IAR
• 2025-10-16 Price Changed $125,000 IAR
• 2025-09-16 Price Changed $133,000 IAR
• 2025-08-15 Price Changed $145,000 IAR
• 2025-07-24 Price Changed $169,000 IAR
• 2025-06-11 Price Changed $183,000 IAR
• 2025-05-02 Listed $199,000 IAR

Property tax history

+3.8%/yr

Latest (2025): $1,786 · +4.4% YoY. Source: county tax records.