207 W Marion St · Sigourney, IA 52591

$169,000

4 bd · 2.0 ba · 2,060 sqft · SingleFamily public records · 149 Days on market

Built 1890 8,712 sqft lot $82/sqft · 8% above area Est $156k · 8% 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).

• Appreciation +10.0/10.0
• Cash flow +8.6/30.0
• Schools +6.1/10.0
• Livability +4.0/5.0
• ARV discount +3.8/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.4/10.0

Listing remarks MLS

Welcome Home! Take a look at this well-maintained, hard-to-find 4-bedroom, 2-bath home offering space, flexibility, and a convenient location close to downtown and the city square. The main level is designed for comfortable everyday living and entertaining, featuring a large living room, formal dining room that could also serve as a family room, a primary bedroom, full bathroom with walk-in shower, and main-floor laundry. Much of the main level has new flooring, along with newer windows and some updated light fixtures. The kitchen appliances stay, and the mudroom has been recently redone, adding extra functionality. Upstairs, you’ll find three additional bedrooms and a full bathroom, which has been updated with new flooring, a new vanity, and improved storage. Outside, enjoy a beautifully landscaped yard, an attached deck, and an oversized two-stall garage. The garage has been insulated and drywalled and is currently used as additional living space, but can easily be used for parking if desired. A wood stove and refrigerator in the garage are negotiable. This home has been well cared for with numerous improvements, including updated windows, some siding replaced on the house and garage in 2025, a new water heater in 2025, and a new heat exchanger and blower in the furnace in 2025. Conveniently located in a quiet neighborhood within walking distance of downtown, this move-in-ready home offers comfort, space, and peace of mind.

Key facts

• Formal dining room
• New flooring
• Large living room

Tags

• CONVENIENT LOCATION
• LARGE LIVING ROOM
• FORMAL DINING ROOM
• MAIN-FLOOR LAUNDRY
• NEW FLOORING
• NEWER WINDOWS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (25.6% below list).
• Recommended offer: $126k (25.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#108 in IA, #2,086 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Sigourney Community School District (rural): math 76% / reading 68% proficiency, ranked #122 of 289 in IA (top 42%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 25 active listings in the ZIP; 1 units permitted in Keokuk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Keokuk County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $124k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,795 (25.6% 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 149 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1890 — 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: 0.74% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.70%
• DSCR: 0.84
• GRM: 11.2

CMA / ARV

• ARV (median comp): $156,215
• List price: $169,000
• Delta: 8.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 S Main St	0.14mi	4/1.5	2,228 (+8%)	5mo	$25,000	$11	74
309 W Walnut St	0.21mi	3/2.0 (-1)	1,928 (-6%)	6mo	$180,000	$93	70
500 S Main St	0.20mi	5/2.0 (+1)	2,236 (+8%)	11mo	$212,500	$95	62
320 E Washington St	0.29mi	3/1.5 (-1)	1,848 (-10%)	1mo	$117,000	$63	61
614 W Skillman St	0.42mi	3/2.5 (-1)	2,232 (+8%)	7mo	$175,000	$78	53
621 W Pleasant Valley St	0.31mi	4/2.0	2,267 (+10%)	22mo	$113,500	$50	50
905 Mackey Ave	0.47mi	4/2.0	1,800 (-13%)	11mo	$210,000	$117	48
711 E Pleasant Valley St	0.59mi	5/2.0 (+1)	1,976 (-4%)	22mo	$189,900	$96	43
320 E Jackson St	0.41mi	3/4.0 (-1)	2,360 (+15%)	9mo	$380,000	$161	36
620 S Stone St	0.32mi	3/1.5 (-1)	1,777 (-14%)	24mo	$143,000	$80	36
907 E South St	0.68mi	4/3.5	2,364 (+15%)	6mo	$330,000	$140	33

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.6%
• Equity multiple: 2.75×
• Total profit: $82,752
• Equity at exit: $152,249

10-year hold

• IRR: 19.5%
• Equity multiple: 6.30×
• Total profit: $251,000
• Equity at exit: $328,330

Cash invested: $47,320 (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 52591

• Home prices YoY: 22.5%
• Active inventory: 25
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,258 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$183 /mo · $2,196/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-146

Break-even live

Break-even rent $1,443

Max offer price $143,228

Occupancy floor —

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $169,000 Active 149 DOM
2. 2026-06-17
   days on market $169,000 Active 148 DOM
3. 2026-06-16
   days on market $169,000 Active 147 DOM
4. 2026-06-15
   days on market $169,000 Active 146 DOM
5. 2026-06-13
   days on market $169,000 Active 144 DOM
6. 2026-06-12
   days on market $169,000 Active 143 DOM
7. 2026-06-09
   days on market $169,000 Active 140 DOM
8. 2026-06-08
   days on market $169,000 Active 139 DOM
9. 2026-06-07
   days on market $169,000 Active 138 DOM
10. 2026-06-04
    days on market $169,000 Active 134 DOM
11. 2026-06-02
    days on market $169,000 Active 133 DOM
12. 2026-06-01
    days on market $169,000 Active 132 DOM
13. 2026-05-31
    days on market $169,000 Active 131 DOM
14. 2026-05-31
    days on market $169,000 Active 130 DOM
15. 2026-04-15
    price $169,000 1455-char remark

    Show marketing remark (1455 chars)

    Welcome Home! Take a look at this well-maintained, hard-to-find 4-bedroom, 2-bath home offering space, flexibility, and a convenient location close to downtown and the city square. The main level is designed for comfortable everyday living and entertaining, featuring a large living room, formal dining room that could also serve as a family room, a primary bedroom, full bathroom with walk-in shower, and main-floor laundry. Much of the main level has new flooring, along with newer windows and some updated light fixtures. The kitchen appliances stay, and the mudroom has been recently redone, adding extra functionality. Upstairs, you’ll find three additional bedrooms and a full bathroom, which has been updated with new flooring, a new vanity, and improved storage. Outside, enjoy a beautifully landscaped yard, an attached deck, and an oversized two-stall garage. The garage has been insulated and drywalled and is currently used as additional living space, but can easily be used for parking if desired. A wood stove and refrigerator in the garage are negotiable. This home has been well cared for with numerous improvements, including updated windows, some siding replaced on the house and garage in 2025, a new water heater in 2025, and a new heat exchanger and blower in the furnace in 2025. Conveniently located in a quiet neighborhood within walking distance of downtown, this move-in-ready home offers comfort, space, and peace of mind.

16. 2026-02-26
    price $179,000 1455-char remark

    Show marketing remark (1455 chars)

    Welcome Home! Take a look at this well-maintained, hard-to-find 4-bedroom, 2-bath home offering space, flexibility, and a convenient location close to downtown and the city square. The main level is designed for comfortable everyday living and entertaining, featuring a large living room, formal dining room that could also serve as a family room, a primary bedroom, full bathroom with walk-in shower, and main-floor laundry. Much of the main level has new flooring, along with newer windows and some updated light fixtures. The kitchen appliances stay, and the mudroom has been recently redone, adding extra functionality. Upstairs, you’ll find three additional bedrooms and a full bathroom, which has been updated with new flooring, a new vanity, and improved storage. Outside, enjoy a beautifully landscaped yard, an attached deck, and an oversized two-stall garage. The garage has been insulated and drywalled and is currently used as additional living space, but can easily be used for parking if desired. A wood stove and refrigerator in the garage are negotiable. This home has been well cared for with numerous improvements, including updated windows, some siding replaced on the house and garage in 2025, a new water heater in 2025, and a new heat exchanger and blower in the furnace in 2025. Conveniently located in a quiet neighborhood within walking distance of downtown, this move-in-ready home offers comfort, space, and peace of mind.

17. 2026-01-20
    listed $189,000 Active 1455-char remark

    Show marketing remark (1455 chars)

    Welcome Home! Take a look at this well-maintained, hard-to-find 4-bedroom, 2-bath home offering space, flexibility, and a convenient location close to downtown and the city square. The main level is designed for comfortable everyday living and entertaining, featuring a large living room, formal dining room that could also serve as a family room, a primary bedroom, full bathroom with walk-in shower, and main-floor laundry. Much of the main level has new flooring, along with newer windows and some updated light fixtures. The kitchen appliances stay, and the mudroom has been recently redone, adding extra functionality. Upstairs, you’ll find three additional bedrooms and a full bathroom, which has been updated with new flooring, a new vanity, and improved storage. Outside, enjoy a beautifully landscaped yard, an attached deck, and an oversized two-stall garage. The garage has been insulated and drywalled and is currently used as additional living space, but can easily be used for parking if desired. A wood stove and refrigerator in the garage are negotiable. This home has been well cared for with numerous improvements, including updated windows, some siding replaced on the house and garage in 2025, a new water heater in 2025, and a new heat exchanger and blower in the furnace in 2025. Conveniently located in a quiet neighborhood within walking distance of downtown, this move-in-ready home offers comfort, space, and peace of mind.

18. 2024-04-05
    price $124,000 739-char remark

    Show marketing remark (739 chars)

    Welcome Home! Take a look at this well maintained, hard to find 4 bed, 2 bath home! On the main level you’ll find plenty of room for family and friends, with a large living room, bath with walk in shower, primary bedroom, laundry, kitchen, and a large formal dining room that may also be used as a family room. On the upper level you’ll find 3 additional bedrooms and an additional full bathroom. Outside you’ll find a beautifully landscaped yard, an attached deck, and an oversized 2 stall garage. Conveniently located in a quiet neighborhood, with in walking distance of downtown! This home has been well cared for and features many improvements including updated windows, roof, furnace, and central air conditioning.

19. 2022-10-26
    soldstatus $124,000
20. 2022-10-26
    listed $124,000
21. 2022-10-24
    soldstatus $124,000
22. 2022-10-19
    soldstatus $124,000 739-char remark

    Show marketing remark (739 chars)

    Welcome Home! Take a look at this well maintained, hard to find 4 bed, 2 bath home! On the main level you’ll find plenty of room for family and friends, with a large living room, bath with walk in shower, primary bedroom, laundry, kitchen, and a large formal dining room that may also be used as a family room. On the upper level you’ll find 3 additional bedrooms and an additional full bathroom. Outside you’ll find a beautifully landscaped yard, an attached deck, and an oversized 2 stall garage. Conveniently located in a quiet neighborhood, with in walking distance of downtown! This home has been well cared for and features many improvements including updated windows, roof, furnace, and central air conditioning.

23. 2022-10-14
    price $124,900 739-char remark

    Show marketing remark (739 chars)

    Welcome Home! Take a look at this well maintained, hard to find 4 bed, 2 bath home! On the main level you’ll find plenty of room for family and friends, with a large living room, bath with walk in shower, primary bedroom, laundry, kitchen, and a large formal dining room that may also be used as a family room. On the upper level you’ll find 3 additional bedrooms and an additional full bathroom. Outside you’ll find a beautifully landscaped yard, an attached deck, and an oversized 2 stall garage. Conveniently located in a quiet neighborhood, with in walking distance of downtown! This home has been well cared for and features many improvements including updated windows, roof, furnace, and central air conditioning.

24. 2022-09-12
    listed $124,900 739-char remark

    Show marketing remark (739 chars)

    Welcome Home! Take a look at this well maintained, hard to find 4 bed, 2 bath home! On the main level you’ll find plenty of room for family and friends, with a large living room, bath with walk in shower, primary bedroom, laundry, kitchen, and a large formal dining room that may also be used as a family room. On the upper level you’ll find 3 additional bedrooms and an additional full bathroom. Outside you’ll find a beautifully landscaped yard, an attached deck, and an oversized 2 stall garage. Conveniently located in a quiet neighborhood, with in walking distance of downtown! This home has been well cared for and features many improvements including updated windows, roof, furnace, and central air conditioning.

ⓘ 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: $2,196 · $183/mo
• Projected year-2 tax: $2,425 · $202/mo
• Expected delta: +$229/yr (+$19/mo · 10.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°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: $15,095
• − Mortgage interest: −$9,467
• − Property taxes: −$2,196
• − Insurance: −$845
• − Repairs & maintenance: −$1,208
• − Management: −$1,208
• − Depreciation: −$4,916
• Taxable loss: −$4,744
• Est. tax savings @ 24.0%: +$1,139
• After-tax cash flow: $-612/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: Sigourney Community School District
• NCES district ID: 1926280
• Math proficiency: 76% ▼ -7.00%
• Reading proficiency: 68% ▼ -9.00%
• Median HH income: $44,250
• Composite: 60.52/100
• National rank: #840
• State rank: #122 of 289 in IA

Livability — Sigourney

• Score: 79/100
• State rank: #108
• US rank: #2086

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: Sigourney, IA
• Population (ZIP): 2,646

Population outlook (Keokuk County) Hauer SSP2

• Today (2025): 9,354 people
• By 2030: 8,885 · -5.0%
• By 2040: 7,956 · -14.9%
• By 2050: 7,123 · -23.9%
• By 2075: 5,777 · -38.2%
• By 2100: 4,808 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Italian 3% English 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 4%

Political lean MEDSL · Keokuk

• 2024 margin: Solid R (+51.5) · D 23.7% · R 75.2% · Other 1.1%
• 2008→2024 swing: -47.9pp toward R · 2008: -3.6pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+44.9 2016: R+43.6 2012: R+10.4 2008: R+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 47.08%
• Current HPI: 256.0682
• 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

+35.3% since first listed

10 events — show timeline

• 2026-04-15 Price Changed $169,000 IAR
• 2026-02-26 Price Changed $179,000 IAR
• 2026-01-20 Listed $189,000 IAR
• 2024-04-05 Price Changed $124,000 ICAARMLS
• 2022-10-26 Listed $124,000 DMMLS
• 2022-10-26 Sold (MLS) $124,000 DMMLS
• 2022-10-24 Sold (Public Records) $124,000 Public Records
• 2022-10-19 Sold (MLS) $124,000 ICAARMLS
• 2022-10-14 Price Changed $124,900 ICAARMLS
• 2022-09-12 Listed $124,900 ICAARMLS

Property tax history

+2.7%/yr

Latest (2025): $2,196 · +0.3% YoY. Source: county tax records.