304 5th St · Victor, IA 52347

$152,000

5 bd · 2.0 ba · 1,632 sqft · SingleFamily public records · 124 Days on market

Built 1918 0.33 ac lot $93/sqft · 14% above area Est $134k · 14% over ↓ 6% since listing

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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 +13.5/30.0
• Appreciation +6.3/10.0
• Schools +5.4/10.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.4/15.0

Listing remarks MLS

A beautifully preserved 1918 home full of charm and original character, set on a generous lot. Featuring a welcoming front entry, classic architecture, oak hardwood floors, original trim, vintage built-ins, and abundant natural light. Spacious living and dining areas with formal dining room which makes it ideal for entertaining, while the kitchen offers vintage appeal with room to personalize. The large double lot provides endless outdoor possibilities, and large 32 x 24ft detached garage adds convenience. A unique blend of historic elegance and everyday functionality. One full bath on the 2nd floor has brand new toilet. There are 2 other toilets, one on the main floor and one in the lower level. Efficient hot water heating. 4 wall a/c units and one stand alone a/c unit stay with the home but not warranted. Roof shingles are approximately 10 yrs old.

Key facts

• Formal dining room
• Vintage built-ins
• Natural light

Tags

• CLASSIC ARCHITECTURE
• OAK HARDWOOD FLOORS
• ORIGINAL TRIM
• VINTAGE BUILT-INS
• NATURAL LIGHT
• FORMAL DINING ROOM

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $5 ($60/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 $127k (16.5% below list).
• Recommended offer: $127k (16.5% below list) — sets the bar for 1% rule.

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: 14 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 $5k of equity ($1k loan paydown + $4k 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 $43k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, 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 124 days — a 12% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,934 (16.5% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — 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 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?
6. 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?
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: 0.84% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

• ARV (median comp): $133,750
• List price: $152,000
• Delta: 13.65%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 5th St	0.00mi	4/1.0 (-1)	1,632 (0%)	1mo	$153,000	$94	90

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: 6.3%
• Equity multiple: 1.35×
• Total profit: $15,085
• Equity at exit: $64,588

10-year hold

• IRR: 9.4%
• Equity multiple: 2.36×
• Total profit: $57,730
• Equity at exit: $96,709

Cash invested: $42,560 (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: 14
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,269 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$137 /mo · $1,648/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $5

Break-even live

Break-even rent $1,263

Max offer price $152,000

Occupancy floor 95%

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-19
   status Pending 862-char remark

   Show marketing remark (862 chars)

   A beautifully preserved 1918 home full of charm and original character, set on a generous lot. Featuring a welcoming front entry, classic architecture, oak hardwood floors, original trim, vintage built-ins, and abundant natural light. Spacious living and dining areas with formal dining room which makes it ideal for entertaining, while the kitchen offers vintage appeal with room to personalize. The large double lot provides endless outdoor possibilities, and large 32 x 24ft detached garage adds convenience. A unique blend of historic elegance and everyday functionality. One full bath on the 2nd floor has brand new toilet. There are 2 other toilets, one on the main floor and one in the lower level. Efficient hot water heating. 4 wall a/c units and one stand alone a/c unit stay with the home but not warranted. Roof shingles are approximately 10 yrs old.

2. 2026-04-06
   status Pending 1064-char remark

   Show marketing remark (1064 chars)

   A beautifully preserved 1918 home full of charm and original character, set on a generous lot. Featuring a welcoming front entry, classic architecture, hardwood floors, original trim, vintage built-ins, and abundant natural light. Spacious living and dining areas with formal dining room which makes it ideal for entertaining, while the kitchen offers vintage appeal with room to personalize. The large double lot provides endless outdoor possibilities, and large 32 x 24ft detached garage adds convenience. A unique blend of historic elegance and everyday functionality. One full bath on the 2nd floor has brand new toilet. There are 2 other toilets, on on the main floor and one in the lower level. Efficient hot water heat. 3 wall a/c units and one stand alone a/c unit stay with the home but not warranted. Roof shingles are approximately 10 yrs old. Property has been well maintained by the Sellers for many years yet the property is being sold "AS-IS". Underground dog invisible fence is in the lot but does not include the collars or transmitters.

3. 2026-03-04
   price $152,000 1064-char remark

   Show marketing remark (862 chars)

   A beautifully preserved 1918 home full of charm and original character, set on a generous lot. Featuring a welcoming front entry, classic architecture, oak hardwood floors, original trim, vintage built-ins, and abundant natural light. Spacious living and dining areas with formal dining room which makes it ideal for entertaining, while the kitchen offers vintage appeal with room to personalize. The large double lot provides endless outdoor possibilities, and large 32 x 24ft detached garage adds convenience. A unique blend of historic elegance and everyday functionality. One full bath on the 2nd floor has brand new toilet. There are 2 other toilets, one on the main floor and one in the lower level. Efficient hot water heating. 4 wall a/c units and one stand alone a/c unit stay with the home but not warranted. Roof shingles are approximately 10 yrs old.

4. 2026-03-04
   price $152,000 862-char remark

   Show marketing remark (862 chars)

   A beautifully preserved 1918 home full of charm and original character, set on a generous lot. Featuring a welcoming front entry, classic architecture, oak hardwood floors, original trim, vintage built-ins, and abundant natural light. Spacious living and dining areas with formal dining room which makes it ideal for entertaining, while the kitchen offers vintage appeal with room to personalize. The large double lot provides endless outdoor possibilities, and large 32 x 24ft detached garage adds convenience. A unique blend of historic elegance and everyday functionality. One full bath on the 2nd floor has brand new toilet. There are 2 other toilets, one on the main floor and one in the lower level. Efficient hot water heating. 4 wall a/c units and one stand alone a/c unit stay with the home but not warranted. Roof shingles are approximately 10 yrs old.

5. 2026-01-14
   listed $162,000 Active 862-char remark

   Show marketing remark (862 chars)

   A beautifully preserved 1918 home full of charm and original character, set on a generous lot. Featuring a welcoming front entry, classic architecture, oak hardwood floors, original trim, vintage built-ins, and abundant natural light. Spacious living and dining areas with formal dining room which makes it ideal for entertaining, while the kitchen offers vintage appeal with room to personalize. The large double lot provides endless outdoor possibilities, and large 32 x 24ft detached garage adds convenience. A unique blend of historic elegance and everyday functionality. One full bath on the 2nd floor has brand new toilet. There are 2 other toilets, one on the main floor and one in the lower level. Efficient hot water heating. 4 wall a/c units and one stand alone a/c unit stay with the home but not warranted. Roof shingles are approximately 10 yrs old.

6. 2026-01-05
   listed $162,000 Active 1064-char remark

   Show marketing remark (1064 chars)

   A beautifully preserved 1918 home full of charm and original character, set on a generous lot. Featuring a welcoming front entry, classic architecture, hardwood floors, original trim, vintage built-ins, and abundant natural light. Spacious living and dining areas with formal dining room which makes it ideal for entertaining, while the kitchen offers vintage appeal with room to personalize. The large double lot provides endless outdoor possibilities, and large 32 x 24ft detached garage adds convenience. A unique blend of historic elegance and everyday functionality. One full bath on the 2nd floor has brand new toilet. There are 2 other toilets, on on the main floor and one in the lower level. Efficient hot water heat. 3 wall a/c units and one stand alone a/c unit stay with the home but not warranted. Roof shingles are approximately 10 yrs old. Property has been well maintained by the Sellers for many years yet the property is being sold "AS-IS". Underground dog invisible fence is in the lot but does not include the collars or transmitters.

ⓘ 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: $1,648 · $137/mo
• Projected year-2 tax: $2,017 · $168/mo
• Expected delta: +$369/yr (+$31/mo · 22.4%)

ⓘ 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: $15,232
• − Mortgage interest: −$8,514
• − Property taxes: −$1,648
• − Insurance: −$760
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$4,422
• Taxable loss: −$2,549
• Est. tax savings @ 24.0%: +$612
• After-tax cash flow: $672/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

-6.2% since first listed

6 events — show timeline

• 2026-05-19 Pending — ICAARMLS
• 2026-04-06 Pending — CRAAR, CDRMLS
• 2026-03-04 Price Changed $152,000 CRAAR, CDRMLS
• 2026-03-04 Price Changed $152,000 ICAARMLS
• 2026-01-14 Listed $162,000 ICAARMLS
• 2026-01-05 Listed $162,000 CRAAR, CDRMLS

Property tax history

+1.6%/yr

Latest (2025): $1,648 · +4.2% YoY. Source: county tax records.