107 Marshall St · Boone, IA 50036

$125,000

5 bd · 1.0 ba · 1,908 sqft · SingleFamily public records · 28 Days on market

Built 1880 10,800 sqft lot Est $204k · 39% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity is knocking at 107 Marshall Street. This spacious 2-story home offers over 1,900 square feet and sits on a large quarter-acre lot, giving you plenty of room to work with both inside and out. The home is set up with the potential for a duplex configuration, offering multiple possibilities -- continue using it as a primary residence, utilize it as a duplex, or bring it back to life as a large single-family home. With potential for up to 5 bedrooms and space to add a second bathroom, there's plenty of upside for the next owner. The main floor features a large living area, spacious dining room, main floor laundry, and generously sized bedrooms, along with beautiful original woodwork that adds character you just don't find in many homes today. It's the kind of craftsmanship and charm that gives this property a personality newer homes often lack. A screened-in porch overlooking the backyard and a welcoming front porch create great spaces to relax and enjoy the outdoors. The property also features alley access for easy parking and garage access, adding convenience and flexibility for both homeowners and investors. Upstairs is currently unfinished and ready for your vision -- the perfect blank slate to add additional bedrooms, living space, or whatever fits your plans best. Whether you're an investor looking for your next project or a buyer willing to roll up your sleeves and put your own touch on a home with great bones, this property offers a chance to build value with some TLC and creativity. Located near Boone County Hospital and offered at an affordable price point, opportunities like this don't come around often.

Key facts

• Alley access
• Screened in porch
• Front porch

Tags

• 2 STORY HOME
• LARGE LOT
• SCREENED IN PORCH
• FRONT PORCH
• ALLEY ACCESS
• UNFINISHED UPSTAIRS

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $744 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 3.6% in Boone — 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 79/100 on livability (#112 in IA, #2,144 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Boone Community School District (town): math 57% / reading 66% proficiency, ranked #232 of 289 in IA (top 80%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 215 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 80 units permitted in Boone County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($123k) 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.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1880 — 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 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?
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: 1.60% ✓
• Cap rate: 13.44%
• Cash-on-cash: 25.52%
• DSCR: 2.14
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $204,156
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Marshall St	0.00mi	5/1.5	1,908 (0%)	1mo	$120,000	$63	97
113 Marshall St	0.01mi	4/2.0 (-1)	1,789 (-6%)	1mo	$246,000	$138	80
322 Marshall St	0.17mi	4/2.0 (-1)	2,048 (+7%)	8mo	$220,000	$107	64
620 Benton St	0.43mi	5/1.0	2,064 (+8%)	4mo	$150,000	$73	63
309 S Boone St	0.28mi	4/1.5 (-1)	1,710 (-10%)	1mo	$207,000	$121	62
310 Linn St	0.32mi	4/2.5 (-1)	1,883 (-1%)	13mo	$195,000	$104	61
722 Mamie Eisenhower Ave	0.26mi	4/2.5 (-1)	1,697 (-11%)	1mo	$202,000	$119	57
104 Boone St	0.14mi	4/2.0 (-1)	2,127 (+12%)	12mo	$220,000	$103	55
530 5th St	0.43mi	4/2.0 (-1)	2,108 (+10%)	2mo	$188,500	$89	52
1107 Garst Ave	0.17mi	4/2.0 (-1)	1,628 (-15%)	9mo	$188,000	$115	51
222 Clinton St	0.47mi	4/2.0 (-1)	1,776 (-7%)	11mo	$220,000	$124	48
1632 Mamie Eisenhower Ave	0.67mi	4/2.0 (-1)	1,647 (-14%)	2mo	$169,000	$103	35

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: 19.1%
• Equity multiple: 1.78×
• Total profit: $27,158
• Equity at exit: $18,638

10-year hold

• IRR: 27.4%
• Equity multiple: 3.42×
• Total profit: $84,738
• Equity at exit: $10,808

Cash invested: $35,000 (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 50036

• Home prices YoY: -27.1%
• Active inventory: 215
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$128 /mo · $1,538/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $744

Break-even live

Break-even rent $1,058

Max offer price $125,000

Occupancy floor 58%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1428 Story St Boone, IA	4.0	3.0	1900	$2,000	$1.05	43d	1	0.96mi

Listing history 4 events

1. 2026-04-14
   status Pending 1650-char remark

   Show marketing remark (1650 chars)

   Opportunity is knocking at 107 Marshall Street. This spacious 2-story home offers over 1,900 square feet and sits on a large quarter-acre lot, giving you plenty of room to work with both inside and out. The home is set up with the potential for a duplex configuration, offering multiple possibilities -- continue using it as a primary residence, utilize it as a duplex, or bring it back to life as a large single-family home. With potential for up to 5 bedrooms and space to add a second bathroom, there's plenty of upside for the next owner. The main floor features a large living area, spacious dining room, main floor laundry, and generously sized bedrooms, along with beautiful original woodwork that adds character you just don't find in many homes today. It's the kind of craftsmanship and charm that gives this property a personality newer homes often lack. A screened-in porch overlooking the backyard and a welcoming front porch create great spaces to relax and enjoy the outdoors. The property also features alley access for easy parking and garage access, adding convenience and flexibility for both homeowners and investors. Upstairs is currently unfinished and ready for your vision -- the perfect blank slate to add additional bedrooms, living space, or whatever fits your plans best. Whether you're an investor looking for your next project or a buyer willing to roll up your sleeves and put your own touch on a home with great bones, this property offers a chance to build value with some TLC and creativity. Located near Boone County Hospital and offered at an affordable price point, opportunities like this don't come around often.

2. 2026-04-14
   status Pending

   Show marketing remark (1650 chars)

   Opportunity is knocking at 107 Marshall Street. This spacious 2-story home offers over 1,900 square feet and sits on a large quarter-acre lot, giving you plenty of room to work with both inside and out. The home is set up with the potential for a duplex configuration, offering multiple possibilities -- continue using it as a primary residence, utilize it as a duplex, or bring it back to life as a large single-family home. With potential for up to 5 bedrooms and space to add a second bathroom, there's plenty of upside for the next owner. The main floor features a large living area, spacious dining room, main floor laundry, and generously sized bedrooms, along with beautiful original woodwork that adds character you just don't find in many homes today. It's the kind of craftsmanship and charm that gives this property a personality newer homes often lack. A screened-in porch overlooking the backyard and a welcoming front porch create great spaces to relax and enjoy the outdoors. The property also features alley access for easy parking and garage access, adding convenience and flexibility for both homeowners and investors. Upstairs is currently unfinished and ready for your vision -- the perfect blank slate to add additional bedrooms, living space, or whatever fits your plans best. Whether you're an investor looking for your next project or a buyer willing to roll up your sleeves and put your own touch on a home with great bones, this property offers a chance to build value with some TLC and creativity. Located near Boone County Hospital and offered at an affordable price point, opportunities like this don't come around often.

3. 2026-03-17
   listed $125,000 Active 1650-char remark

   Show marketing remark (1650 chars)

   Opportunity is knocking at 107 Marshall Street. This spacious 2-story home offers over 1,900 square feet and sits on a large quarter-acre lot, giving you plenty of room to work with both inside and out. The home is set up with the potential for a duplex configuration, offering multiple possibilities -- continue using it as a primary residence, utilize it as a duplex, or bring it back to life as a large single-family home. With potential for up to 5 bedrooms and space to add a second bathroom, there's plenty of upside for the next owner. The main floor features a large living area, spacious dining room, main floor laundry, and generously sized bedrooms, along with beautiful original woodwork that adds character you just don't find in many homes today. It's the kind of craftsmanship and charm that gives this property a personality newer homes often lack. A screened-in porch overlooking the backyard and a welcoming front porch create great spaces to relax and enjoy the outdoors. The property also features alley access for easy parking and garage access, adding convenience and flexibility for both homeowners and investors. Upstairs is currently unfinished and ready for your vision -- the perfect blank slate to add additional bedrooms, living space, or whatever fits your plans best. Whether you're an investor looking for your next project or a buyer willing to roll up your sleeves and put your own touch on a home with great bones, this property offers a chance to build value with some TLC and creativity. Located near Boone County Hospital and offered at an affordable price point, opportunities like this don't come around often.

4. 2026-03-17
   listed $125,000 Active

   Show marketing remark (1650 chars)

   Opportunity is knocking at 107 Marshall Street. This spacious 2-story home offers over 1,900 square feet and sits on a large quarter-acre lot, giving you plenty of room to work with both inside and out. The home is set up with the potential for a duplex configuration, offering multiple possibilities -- continue using it as a primary residence, utilize it as a duplex, or bring it back to life as a large single-family home. With potential for up to 5 bedrooms and space to add a second bathroom, there's plenty of upside for the next owner. The main floor features a large living area, spacious dining room, main floor laundry, and generously sized bedrooms, along with beautiful original woodwork that adds character you just don't find in many homes today. It's the kind of craftsmanship and charm that gives this property a personality newer homes often lack. A screened-in porch overlooking the backyard and a welcoming front porch create great spaces to relax and enjoy the outdoors. The property also features alley access for easy parking and garage access, adding convenience and flexibility for both homeowners and investors. Upstairs is currently unfinished and ready for your vision -- the perfect blank slate to add additional bedrooms, living space, or whatever fits your plans best. Whether you're an investor looking for your next project or a buyer willing to roll up your sleeves and put your own touch on a home with great bones, this property offers a chance to build value with some TLC and creativity. Located near Boone County Hospital and offered at an affordable price point, opportunities like this don't come around often.

ⓘ 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: $1,538 · $128/mo
• Projected year-2 tax: $1,750 · $146/mo
• Expected delta: +$212/yr (+$18/mo · 13.8%)

ⓘ 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 ≥103°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: $24,000
• − Mortgage interest: −$7,002
• − Property taxes: −$1,538
• − Insurance: −$625
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$3,636
• Taxable income: $7,359
• Est. tax owed @ 24.0%: −$1,766
• After-tax cash flow: $7,165/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: Boone Community School District
• NCES district ID: 1905130
• Math proficiency: 57% ▼ -6.00%
• Reading proficiency: 66% ▲ 1.00%
• Median HH income: $48,703
• Composite: 52.16/100
• National rank: #1613
• State rank: #232 of 289 in IA

Livability — Boone

• Score: 79/100
• State rank: #112
• US rank: #2144

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Boone, IA
• Population (ZIP): 16,318

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Portuguese 10% Iranian 3% Slovak 3%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -80.62%
• Current HPI: 216.6814
• 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

+0.0% since first listed

4 events — show timeline

• 2026-04-14 Pending — CIBOR
• 2026-04-14 Pending — DMMLS
• 2026-03-17 Listed $125,000 CIBOR
• 2026-03-17 Listed $125,000 DMMLS

Property tax history

-0.1%/yr

Latest (2025): $1,538 · +4.2% YoY. Source: county tax records.