409 Randolph St · Bedford, IA 50833

$110,000

3 bd · 1.0 ba · 892 sqft · SingleFamily public records · 8 Days on market

Built 1960 3,920 sqft lot Est $91k · 21% 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).

• Cash flow +13.1/30.0
• Appreciation +10.0/10.0
• Schools +7.0/10.0
• Livability +4.1/5.0
• DSCR +3.9/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Welcome home to this charming three-bedroom gem that's ready and waiting for its next chapter. This corner lot beauty has been lovingly updated from top to bottom, and honestly, the hard work is already done for you. Let's talk upgrades. You're getting a new roof with fresh guttering, new windows throughout, and a new hot water heater. That's the kind of stuff that makes homeownership a breeze instead of a headache. The kitchen and bathroom have both been beautifully remodeled, giving you that modern feel without losing the home's original character. Speaking of character, wait until you see the original hardwood floors. They've stood the test of time and still look absolutely stunning. Upd

Key facts

• Remodeled bathroom
• Remodeled kitchen
• New hot water heater

Tags

• NEW ROOF
• NEW WINDOWS
• NEW HOT WATER HEATER
• REMODELED KITCHEN
• REMODELED BATHROOM
• ORIGINAL HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-4 ($-48/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (21.1% below list).
• Recommended offer: $87k (21.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#50 in IA, #1,245 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F.
• Bedford Community School District (rural): math 81% / reading 85% proficiency, ranked #23 of 289 in IA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 33 active listings in the ZIP; 4 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $42k; list at $110k implies a 159% gain — meaningful room to come down on a strong offer.

Recommended offer $86,834 (21.1% 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. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.79% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $90,984
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1305 Washington St	0.03mi	2/1.0 (-1)	864 (-3%)	12mo	$95,000	$110	79
803 Jackson St	0.31mi	2/1.0 (-1)	900 (+1%)	1mo	$110,000	$122	78
407 Randolph St	0.01mi	2/1.0 (-1)	928 (+4%)	13mo	$89,000	$96	77
507 North St	0.58mi	2/2.0 (-1)	944 (+6%)	4mo	$65,000	$69	51
704 Court St	0.52mi	2/1.0 (-1)	812 (-9%)	13mo	$83,000	$102	45

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: 24.2%
• Equity multiple: 2.94×
• Total profit: $59,622
• Equity at exit: $99,097

10-year hold

• IRR: 21.4%
• Equity multiple: 6.71×
• Total profit: $175,720
• Equity at exit: $213,706

Cash invested: $30,800 (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 50833

• Home prices YoY: 12.5%
• Active inventory: 33
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $868 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$67 /mo · $808/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $-4

Break-even live

Break-even rent $873

Max offer price $109,288

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-15
   status Pending
2. 2026-04-07
   listed $110,000 Active
3. 2015-06-04
   soldstatus $42,500
4. 2011-11-28
   soldstatus $42,500

ⓘ 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: $808 · $67/mo
• Projected year-2 tax: $1,268 · $106/mo
• Expected delta: +$460/yr (+$38/mo · 56.9%)

ⓘ 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 ≥104°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: $10,420
• − Mortgage interest: −$6,162
• − Property taxes: −$808
• − Insurance: −$550
• − Repairs & maintenance: −$834
• − Management: −$834
• − Depreciation: −$3,200
• Taxable loss: −$1,967
• Est. tax savings @ 24.0%: +$472
• After-tax cash flow: $424/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: Bedford Community School District
• NCES district ID: 1904560
• Math proficiency: 81% ▬ 0.00%
• Reading proficiency: 85% ▲ 3.00%
• Median HH income: $43,547
• Composite: 69.52/100
• National rank: #305
• State rank: #23 of 289 in IA

Livability — Bedford

• Score: 82/100
• State rank: #50
• US rank: #1245

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: Bedford, IA
• Population (ZIP): 2,085

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 6,143 people
• By 2030: 6,100 · -0.7%
• By 2040: 6,080 · -1.0%
• By 2050: 6,146 · +0.0%
• By 2075: 6,596 · +7.4%
• By 2100: 6,954 · +13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+55.7) · D 21.6% · R 77.4% · Other 1.0%
• 2008→2024 swing: -47.1pp toward R · 2008: -8.6pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+52.9 2016: R+45.1 2012: R+14.1 2008: R+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.13%
• Current HPI: 136.32
• 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

+158.8% since first listed

4 events — show timeline

• 2026-04-15 Pending — IAR
• 2026-04-07 Listed $110,000 IAR
• 2015-06-04 Sold (Public Records) $42,500 Public Records
• 2011-11-28 Sold (Public Records) $42,500 Public Records

Property tax history

+3.8%/yr

Latest (2025): $808 · +1.8% YoY. Source: county tax records.