418 Madison St · Remsen, IA 51050

$275,000

4 bd · 2.0 ba · 3,250 sqft · SingleFamily public records · 137 Days on market

Built 1915 7,840 sqft lot $85/sqft · at area comps Est $305k · 10% under

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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).

• ARV discount +11.9/15.0
• Appreciation +10.0/10.0
• Schools +6.5/10.0
• Cash flow +4.8/30.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Well built 1915 home with exceptional craftsmanship and modern updates. Built by the Homan Lumber Co, this residence is known by local craftsmen as one of the best built homes in Remsen. The main floor kitchen and entire basement were renovated in 1995. Kitchen features vintage oak cabinetry, Cambria countertops, center island, oak flooring, included appliances, large picture window and door to a spacious composite deck. Dining, living and office areas offer oak floors, colonnades and trim. All windows have been replaced with Gerkin windows, many with leaded glass inserts. Two main-floor bedrooms, remodeled full bath with heated tile and 2 large upstairs bedrooms plus 3 insulated attic/storage rooms (one suitable for future bedroom). Upper level includes a 3/4 bath with radiant heat. Finished basement includes second kitchen, large family room with vintage gas fireplace, full bath and additional flex room. Home has been fully rewired and replumbed, offers boiler/radiators, forced-air gas furnace, central air and 2 heating zones. Exterior features new shingles, fresh paint, cozy front porch, rear composite deck, one-stall garage, plus an additional 60' x 140' lot across the alley with a heated 2 car garage. Agent is related to the seller.

Key facts

• Oak flooring
• Modern updates
• Cambria countertops

Tags

• EXCEPTIONAL CRAFTSMANSHIP
• MODERN UPDATES
• VINTAGE OAK CABINETRY
• CAMBRIA COUNTERTOPS
• CENTER ISLAND
• OAK FLOORING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-671 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (43.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (48.6% below list).
• Recommended offer: $141k (48.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#78 in IA, #1,646 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F.
• Remsen-Union Community School District (rural): math 72% / reading 79% proficiency, ranked #59 of 289 in IA (top 20%) — strong family-tenant draw, lease renewals of 3-5y typical; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 7 active listings in the ZIP; 147 units permitted in Plymouth County in 2024 (112 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $195k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,412 (48.6% 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 137 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
3. Built in 1915 — 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: 0.51% ✗
• Cap rate: 3.37%
• Cash-on-cash: -10.46%
• DSCR: 0.53
• GRM: 16.2

CMA / ARV

• ARV (median comp): $304,508
• List price: $275,000
• Delta: -9.69%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
626 Harrison St	0.22mi	4/2.0	3,254 (+0%)	2mo	$243,500	$75	88

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: 16.9%
• Equity multiple: 2.39×
• Total profit: $106,995
• Equity at exit: $247,742

10-year hold

• IRR: 16.1%
• Equity multiple: 5.53×
• Total profit: $348,590
• Equity at exit: $534,265

Cash invested: $77,000 (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 51050

• Home prices YoY: 8.1%
• Active inventory: 7
• Price-to-rent: 16.2×

Monthly cashflow live

• Estimated rent: $1,414 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$231 /mo · $2,776/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $-671

Break-even live

Break-even rent $2,263

Max offer price $156,484

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-05
   status Pending 1257-char remark

   Show marketing remark (1257 chars)

   Well built 1915 home with exceptional craftsmanship and modern updates. Built by the Homan Lumber Co, this residence is known by local craftsmen as one of the best built homes in Remsen. The main floor kitchen and entire basement were renovated in 1995. Kitchen features vintage oak cabinetry, Cambria countertops, center island, oak flooring, included appliances, large picture window and door to a spacious composite deck. Dining, living and office areas offer oak floors, colonnades and trim. All windows have been replaced with Gerkin windows, many with leaded glass inserts. Two main-floor bedrooms, remodeled full bath with heated tile and 2 large upstairs bedrooms plus 3 insulated attic/storage rooms (one suitable for future bedroom). Upper level includes a 3/4 bath with radiant heat. Finished basement includes second kitchen, large family room with vintage gas fireplace, full bath and additional flex room. Home has been fully rewired and replumbed, offers boiler/radiators, forced-air gas furnace, central air and 2 heating zones. Exterior features new shingles, fresh paint, cozy front porch, rear composite deck, one-stall garage, plus an additional 60' x 140' lot across the alley with a heated 2 car garage. Agent is related to the seller.

2. 2026-04-27
   price $275,000 1257-char remark

   Show marketing remark (1257 chars)

   Well built 1915 home with exceptional craftsmanship and modern updates. Built by the Homan Lumber Co, this residence is known by local craftsmen as one of the best built homes in Remsen. The main floor kitchen and entire basement were renovated in 1995. Kitchen features vintage oak cabinetry, Cambria countertops, center island, oak flooring, included appliances, large picture window and door to a spacious composite deck. Dining, living and office areas offer oak floors, colonnades and trim. All windows have been replaced with Gerkin windows, many with leaded glass inserts. Two main-floor bedrooms, remodeled full bath with heated tile and 2 large upstairs bedrooms plus 3 insulated attic/storage rooms (one suitable for future bedroom). Upper level includes a 3/4 bath with radiant heat. Finished basement includes second kitchen, large family room with vintage gas fireplace, full bath and additional flex room. Home has been fully rewired and replumbed, offers boiler/radiators, forced-air gas furnace, central air and 2 heating zones. Exterior features new shingles, fresh paint, cozy front porch, rear composite deck, one-stall garage, plus an additional 60' x 140' lot across the alley with a heated 2 car garage. Agent is related to the seller.

3. 2026-02-19
   price $289,000 1257-char remark

   Show marketing remark (1257 chars)

   Well built 1915 home with exceptional craftsmanship and modern updates. Built by the Homan Lumber Co, this residence is known by local craftsmen as one of the best built homes in Remsen. The main floor kitchen and entire basement were renovated in 1995. Kitchen features vintage oak cabinetry, Cambria countertops, center island, oak flooring, included appliances, large picture window and door to a spacious composite deck. Dining, living and office areas offer oak floors, colonnades and trim. All windows have been replaced with Gerkin windows, many with leaded glass inserts. Two main-floor bedrooms, remodeled full bath with heated tile and 2 large upstairs bedrooms plus 3 insulated attic/storage rooms (one suitable for future bedroom). Upper level includes a 3/4 bath with radiant heat. Finished basement includes second kitchen, large family room with vintage gas fireplace, full bath and additional flex room. Home has been fully rewired and replumbed, offers boiler/radiators, forced-air gas furnace, central air and 2 heating zones. Exterior features new shingles, fresh paint, cozy front porch, rear composite deck, one-stall garage, plus an additional 60' x 140' lot across the alley with a heated 2 car garage. Agent is related to the seller.

4. 2025-12-19
   listed $299,000 Active 1257-char remark

   Show marketing remark (1257 chars)

   Well built 1915 home with exceptional craftsmanship and modern updates. Built by the Homan Lumber Co, this residence is known by local craftsmen as one of the best built homes in Remsen. The main floor kitchen and entire basement were renovated in 1995. Kitchen features vintage oak cabinetry, Cambria countertops, center island, oak flooring, included appliances, large picture window and door to a spacious composite deck. Dining, living and office areas offer oak floors, colonnades and trim. All windows have been replaced with Gerkin windows, many with leaded glass inserts. Two main-floor bedrooms, remodeled full bath with heated tile and 2 large upstairs bedrooms plus 3 insulated attic/storage rooms (one suitable for future bedroom). Upper level includes a 3/4 bath with radiant heat. Finished basement includes second kitchen, large family room with vintage gas fireplace, full bath and additional flex room. Home has been fully rewired and replumbed, offers boiler/radiators, forced-air gas furnace, central air and 2 heating zones. Exterior features new shingles, fresh paint, cozy front porch, rear composite deck, one-stall garage, plus an additional 60' x 140' lot across the alley with a heated 2 car garage. Agent is related to the seller.

5. 2025-08-13
   price $299,000
6. 2025-06-10
   price $308,000
7. 2025-05-08
   price $314,000
8. 2025-04-16
   listed $320,000 Active
9. 2016-05-04
   soldstatus $195,000

ⓘ 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: $2,776 · $231/mo
• Projected year-2 tax: $3,547 · $296/mo
• Expected delta: +$771/yr (+$64/mo · 27.8%)

ⓘ 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 3/10 Moderate 7 d/yr ≥100°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: $16,969
• − Mortgage interest: −$15,404
• − Property taxes: −$2,776
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$8,000
• Taxable loss: −$13,301
• Est. tax savings @ 24.0%: +$3,192
• After-tax cash flow: $-4,858/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: Remsen-Union Community School District
• NCES district ID: 1924120
• Math proficiency: 72% ▲ 8.00%
• Reading proficiency: 79% ▲ 14.00%
• Median HH income: $57,017
• Composite: 64.57/100
• National rank: #534
• State rank: #59 of 289 in IA

Livability — Remsen

• Score: 80/100
• State rank: #78
• US rank: #1646

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Remsen, IA
• Population (ZIP): 2,909

Population outlook (Plymouth County) Hauer SSP2

• Today (2025): 25,214 people
• By 2030: 25,257 · +0.2%
• By 2040: 25,304 · +0.4%
• By 2050: 25,421 · +0.8%
• By 2075: 26,820 · +6.4%
• By 2100: 27,604 · +9.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Iranian 3% Italian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 3%

Political lean MEDSL · Plymouth

• 2024 margin: Solid R (+54.2) · D 22.3% · R 76.5% · Other 1.2%
• 2008→2024 swing: -29.2pp toward R · 2008: -25.1pp · 2024: -54.2pp
• All cycles: 2024: R+54.2 2020: R+49.3 2016: R+51.9 2012: R+34.3 2008: R+25.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.38%
• Current HPI: 259.7886
• 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

+41.0% since first listed

9 events — show timeline

• 2026-05-05 Pending — NWIA
• 2026-04-27 Price Changed $275,000 NWIA
• 2026-02-19 Price Changed $289,000 NWIA
• 2025-12-19 Listed $299,000 NWIA
• 2025-08-13 Price Changed $299,000 NWIA
• 2025-06-10 Price Changed $308,000 NWIA
• 2025-05-08 Price Changed $314,000 NWIA
• 2025-04-16 Listed $320,000 NWIA
• 2016-05-04 Sold (Public Records) $195,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,776 · +7.4% YoY. Source: county tax records.