202 4th St · Boxholm, IA 50040

$119,900

4 bd · 2.0 ba · 1,546 sqft · SingleFamily public records · 2 Days on market

Built 1910 8,712 sqft lot

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Why this score? — see what drove the C+ 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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Schools +5.6/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming small-town property located in the heart of Boxholm! Offering a great opportunity for homeowners, this home features comfortable living spaces, functional layout, and the charm of small-town Iowa living. Situated on a spacious corner lot with convenient access to local amenities and nearby communities, this property offers the perfect blend of peaceful living and everyday convenience. Whether you're looking for your first home, or a place to make your own, this Boxholm property is full of potential. Don't miss your chance to own a home in this welcoming Boone County community!

Key facts

• 8,712 sq ft lot
• Garage
• Built 1910

Property features AI

Exterior

• Parking: Detached one-car garage
• Utilities: Public water; Public sewer
• Home design: Vinyl siding
• Construction: Block and brick/mortar foundation; Vinyl siding construction
• Exterior features: Residential zoning

Interior

• Kitchen: Dishwasher; Freezer; Microwave; Refrigerator; Stove
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Hardwood; Laminate; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air; Forced air heating; Gas heating
• Interior features: Partial basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

Location & tenants

• Location reads 61/100 on livability (#770 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Southeast Webster Grand Community School District (rural): math 62% / reading 72% proficiency, ranked #183 of 289 in IA (top 63%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 2 active listings in the ZIP; 80 units permitted in Boone County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($829 loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $44k; list at $120k implies a 172% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1910 — 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. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.07%
• DSCR: 1.40
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 16.0%
• Equity multiple: 1.91×
• Total profit: $30,577
• Equity at exit: $53,912

10-year hold

• IRR: 17.6%
• Equity multiple: 3.57×
• Total profit: $86,172
• Equity at exit: $83,085

Cash invested: $33,572 (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 50040

• Active inventory: 2
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$68 /mo · $814/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $254

Break-even live

Break-even rent $945

Max offer price $119,900

Occupancy floor 75%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-14
   status Pending 608-char remark

   Show marketing remark (608 chars)

   Welcome to this charming small-town property located in the heart of Boxholm! Offering a great opportunity for homeowners, this home features comfortable living spaces, functional layout, and the charm of small-town Iowa living. Situated on a spacious corner lot with convenient access to local amenities and nearby communities, this property offers the perfect blend of peaceful living and everyday convenience. Whether you're looking for your first home, or a place to make your own, this Boxholm property is full of potential. Don't miss your chance to own a home in this welcoming Boone County community!

2. 2026-05-14
   status Pending

   Show marketing remark (608 chars)

   Welcome to this charming small-town property located in the heart of Boxholm! Offering a great opportunity for homeowners, this home features comfortable living spaces, functional layout, and the charm of small-town Iowa living. Situated on a spacious corner lot with convenient access to local amenities and nearby communities, this property offers the perfect blend of peaceful living and everyday convenience. Whether you're looking for your first home, or a place to make your own, this Boxholm property is full of potential. Don't miss your chance to own a home in this welcoming Boone County community!

3. 2026-05-11
   listed $119,900 Active 608-char remark

   Show marketing remark (608 chars)

   Welcome to this charming small-town property located in the heart of Boxholm! Offering a great opportunity for homeowners, this home features comfortable living spaces, functional layout, and the charm of small-town Iowa living. Situated on a spacious corner lot with convenient access to local amenities and nearby communities, this property offers the perfect blend of peaceful living and everyday convenience. Whether you're looking for your first home, or a place to make your own, this Boxholm property is full of potential. Don't miss your chance to own a home in this welcoming Boone County community!

4. 2026-05-11
   listed $119,900 Active

   Show marketing remark (608 chars)

   Welcome to this charming small-town property located in the heart of Boxholm! Offering a great opportunity for homeowners, this home features comfortable living spaces, functional layout, and the charm of small-town Iowa living. Situated on a spacious corner lot with convenient access to local amenities and nearby communities, this property offers the perfect blend of peaceful living and everyday convenience. Whether you're looking for your first home, or a place to make your own, this Boxholm property is full of potential. Don't miss your chance to own a home in this welcoming Boone County community!

5. 2012-12-29
   listed $55,000
6. 2006-10-23
   soldstatus $44,000

ⓘ 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: $814 · $68/mo
• Projected year-2 tax: $1,348 · $112/mo
• Expected delta: +$534/yr (+$45/mo · 65.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥102°F today · 15 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: $15,195
• − Mortgage interest: −$6,716
• − Property taxes: −$814
• − Insurance: −$600
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$3,488
• Taxable income: $1,146
• Est. tax owed @ 24.0%: −$275
• After-tax cash flow: $2,770/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: Southeast Webster Grand Community School District
• NCES district ID: 1999019
• Math proficiency: 62% ▼ -7.00%
• Reading proficiency: 72% ▲ 2.00%
• Median HH income: $43,903
• Composite: 56.26/100
• National rank: #1173
• State rank: #183 of 289 in IA

Livability — Boxholm

• Score: 61/100
• State rank: #770
• US rank: #17648

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boxholm, IA
• City population: 172
• Population (ZIP): 172

Population outlook (Boone County) Hauer SSP2

• Today (2025): 27,674 people
• By 2030: 28,058 · +1.4%
• By 2040: 28,474 · +2.9%
• By 2050: 28,383 · +2.6%
• By 2075: 27,647 · -0.1%
• By 2100: 25,485 · -7.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Iranian 15% Portuguese 3% Lithuanian 2%

Political lean MEDSL · Boone

• 2024 margin: Strong R (+21.5) · D 38.4% · R 59.9% · Other 1.6%
• 2008→2024 swing: -29.2pp toward R · 2008: 7.6pp · 2024: -21.5pp
• All cycles: 2024: R+21.5 2020: R+15.6 2016: R+13.9 2012: D+6.4 2008: D+7.6

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

+172.5% since first listed

6 events — show timeline

• 2026-05-14 Pending — CIBOR
• 2026-05-14 Pending — DMMLS
• 2026-05-11 Listed $119,900 DMMLS
• 2026-05-11 Listed $119,900 CIBOR
• 2012-12-29 Listed $55,000 CIBOR
• 2006-10-23 Sold (Public Records) $44,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $814 · +8.2% YoY. Source: county tax records.