803 Oak St · Iowa Falls, IA 50126

$106,900

2 bd · 1.0 ba · 1,019 sqft · SingleFamily public records · 37 Days on market

Built 1900 5,227 sqft lot Est $116k · 8% under

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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 +23.0/30.0
• ARV discount +11.1/15.0
• DSCR +7.4/10.0
• Schools +5.6/10.0
• 1% rule +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Smaller two bedroom home located close to downtown area and a short distance to grocery store make for easy living. The main floor has a nice sized living room, kitchen, laundry, two bedrooms and a den area. On the outside it features vinyl siding, replacement windows, fenced in back yard. Please be sure to check this one out!!

Key facts

• New flooring
• Bonus room
• Open living space

Tags

• REMODELED HOME
• BONUS ROOM
• OPEN LIVING SPACE
• NEW FLOORING
• UPDATED LIGHTING
• UPDATED PLUMBING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/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 $103k (3.6% below list).
• Recommended offer: $103k (3.6% below list) — sets the bar for 1% rule.
• Cap rate 8.4% vs local median 3.8% in Iowa Falls — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#172 in IA, #3,097 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Iowa Falls Community School District (town): math 62% / reading 71% proficiency, ranked #184 of 289 in IA (top 64%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 92 active listings in the ZIP; 6 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $739 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hardin County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $52k; list at $107k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,083 (3.6% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 B-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. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 8.43%
• Cash-on-cash: 7.65%
• DSCR: 1.34
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $116,166
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
803 Oak St	0.00mi	2/1.0	1,019 (0%)	12mo	$98,000	$96	90
810 Stevens St	0.04mi	2/1.5	936 (-8%)	11mo	$128,000	$137	74
1403 College Ave	0.40mi	2/1.5	1,020 (+0%)	10mo	$76,500	$75	70
1009 Pearl St	0.29mi	3/1.0 (+1)	1,092 (+7%)	1mo	$125,000	$114	69
710 Iowa St	0.19mi	2/1.0	896 (-12%)	12mo	$76,000	$85	61
1016 Elizabeth St	0.28mi	3/2.0 (+1)	960 (-6%)	15mo	$121,000	$126	56
420 Jason Ave	0.59mi	3/1.0 (+1)	1,067 (+5%)	7mo	$122,000	$114	53
718 Sherman St	0.67mi	2/1.0	1,098 (+8%)	8mo	$85,500	$78	50
1322 Linden Ave	0.70mi	3/1.0 (+1)	1,045 (+3%)	15mo	$100,000	$96	46
1502 Washington Ave	0.73mi	2/2.0	999 (-2%)	18mo	$56,000	$56	43
206 High St	0.69mi	3/1.5 (+1)	1,136 (+12%)	12mo	$142,000	$125	31
1804 Custer St	0.73mi	3/2.0 (+1)	1,116 (+10%)	18mo	$169,000	$151	26

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

Projected returns pro-forma

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

5-year hold

• IRR: -4.7%
• Equity multiple: 0.83×
• Total profit: $-5,230
• Equity at exit: $15,939

10-year hold

• IRR: 4.9%
• Equity multiple: 1.36×
• Total profit: $10,863
• Equity at exit: $9,243

Cash invested: $29,932 (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 50126

• Active inventory: 92
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$561
• Tax from tax record: −$18 /mo · $222/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $191

Break-even live

Break-even rent $789

Max offer price $106,900

Occupancy floor 76%

Sensitivity live

Price	-10% $251	-5% $221	+0% $191	+5% $39	+10% $2
Rent	-10% $109	-5% $150	+0% $191	+5% $231	+10% $272
Rate	-1.0pp $245	-0.5pp $218	base $191	+0.5pp $163	+1.0pp $135

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: $26,725
• Closing costs: $3,207
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2025-06-09
   status Pending
2. 2025-05-03
   listed $106,900 Active
3. 2025-04-01
   soldstatus $52,000
4. 2025-03-31
   soldstatus $52,000 Closed 329-char remark

   Show marketing remark (329 chars)

   Smaller two bedroom home located close to downtown area and a short distance to grocery store make for easy living. The main floor has a nice sized living room, kitchen, laundry, two bedrooms and a den area. On the outside it features vinyl siding, replacement windows, fenced in back yard. Please be sure to check this one out!!

5. 2025-03-08
   status Pending 329-char remark

   Show marketing remark (329 chars)

   Smaller two bedroom home located close to downtown area and a short distance to grocery store make for easy living. The main floor has a nice sized living room, kitchen, laundry, two bedrooms and a den area. On the outside it features vinyl siding, replacement windows, fenced in back yard. Please be sure to check this one out!!

6. 2025-02-24
   historical Active Under Contract 329-char remark

   Show marketing remark (329 chars)

   Smaller two bedroom home located close to downtown area and a short distance to grocery store make for easy living. The main floor has a nice sized living room, kitchen, laundry, two bedrooms and a den area. On the outside it features vinyl siding, replacement windows, fenced in back yard. Please be sure to check this one out!!

7. 2025-02-19
   listed $59,900 Active 329-char remark

   Show marketing remark (329 chars)

   Smaller two bedroom home located close to downtown area and a short distance to grocery store make for easy living. The main floor has a nice sized living room, kitchen, laundry, two bedrooms and a den area. On the outside it features vinyl siding, replacement windows, fenced in back yard. Please be sure to check this one out!!

ⓘ 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: $222 · $18/mo
• Projected year-2 tax: $950 · $79/mo
• Expected delta: +$728/yr (+$61/mo · 328.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°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: $12,370
• − Mortgage interest: −$5,988
• − Property taxes: −$222
• − Insurance: −$534
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$3,110
• Taxable income: $536
• Est. tax owed @ 24.0%: −$129
• After-tax cash flow: $2,160/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: Iowa Falls Community School District
• NCES district ID: 1914730
• Math proficiency: 62% ▼ -9.00%
• Reading proficiency: 71% ▼ -5.00%
• Median HH income: $46,696
• Composite: 56.12/100
• National rank: #1182
• State rank: #184 of 289 in IA

Livability — Iowa Falls

• Score: 77/100
• State rank: #172
• US rank: #3097

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Iowa Falls, IA
• City population: 6,362
• Population (ZIP): 6,362

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 17,474 people
• By 2030: 17,369 · -0.6%
• By 2040: 17,018 · -2.6%
• By 2050: 16,454 · -5.8%
• By 2075: 14,665 · -16.1%
• By 2100: 12,404 · -29.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 2% Black 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Portuguese 6% Iranian 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+38.4) · D 30.3% · R 68.7% · Other 1.1%
• 2008→2024 swing: -39.3pp toward R · 2008: 0.9pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+32.0 2016: R+29.2 2012: R+7.1 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -87.54%
• Current HPI: 146.3741
• 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

+78.5% since first listed

7 events — show timeline

• 2025-06-09 Pending — IAR
• 2025-05-03 Listed $106,900 IAR
• 2025-04-01 Sold (Public Records) $52,000 Public Records
• 2025-03-31 Sold (MLS) $52,000 IAR
• 2025-03-08 Pending — IAR
• 2025-02-24 Contingent — IAR
• 2025-02-19 Listed $59,900 IAR

Property tax history

-4.9%/yr

Latest (2025): $222 · -33.5% YoY. Source: county tax records.