508 Garfield St · Tama, IA 52339

$79,900

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 20 Days on market

Built 1910 Est $88k · 9% 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 +14.6/30.0
• ARV discount +11.4/15.0
• Appreciation +8.4/10.0
• DSCR +4.5/10.0
• Schools +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 3 bedroom home is situated on a nice corner lot and features a newer heating/cooling system, metal roof, newer carpet, and more. There is a detached garage with access from the alleyway. It could make for a great 1st home or rental. Call to take a look!

Key facts

• Metal roof
• Access from alleyway
• Corner lot

Tags

• CORNER LOT
• NEWER HEATING COOLING SYSTEM
• METAL ROOF
• DETACHED GARAGE
• ACCESS FROM ALLEYWAY

Property features AI

Exterior

• Parking: Attached two-car garage
• Utilities: Public water
• Home design: Residential zoning
• Construction: Metal roof
• Exterior features: Corner lot; Asphalt road access

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (gas/natural gas); Central air conditioning
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $19 ($228/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 $70k (12.4% below list).
• Recommended offer: $70k (12.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#298 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, employment D, amenities F.
• South Tama County (town): math 44% / reading 50% proficiency, ranked #287 of 289 in IA (top 99%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 17 units permitted in Tama County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($552 loan paydown + $5k appreciation (6.8% local appreciation)).
• Tama County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,000 (12.4% below list)

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 D-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: 0.88% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $87,576
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 E 5th St	0.11mi	3/1.0 (+1)	986 (+0%)	13mo	$55,000	$56	79
400 E 12th St	0.48mi	2/1.0	912 (-7%)	8mo	$128,000	$140	59
801 State St	0.49mi	2/1.0	840 (-15%)	8mo	$75,000	$89	46
707 Harding St	0.72mi	3/2.0 (+1)	930 (-6%)	2mo	$72,000	$77	46

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

Projected returns pro-forma

6.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.1%
• Equity multiple: 2.26×
• Total profit: $28,250
• Equity at exit: $54,451

10-year hold

• IRR: 17.4%
• Equity multiple: 4.63×
• Total profit: $81,301
• Equity at exit: $102,612

Cash invested: $22,372 (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 52339

• Home prices YoY: 3.9%
• Active inventory: 21
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $700 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$82 /mo · $980/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$147
• Net cashflow: $19

Break-even live

Break-even rent $676

Max offer price $79,900

Occupancy floor 92%

Sensitivity live

Price	-10% $64	-5% $42	+0% $19	+5% $-4	+10% $-26
Rent	-10% $-36	-5% $-9	+0% $19	+5% $47	+10% $74
Rate	-1.0pp $59	-0.5pp $39	base $19	+0.5pp $-2	+1.0pp $-23

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 Harding St Tama, IA	1.0–2.0	1.0	603	$700	$1.16	45d	6	1.08mi

Listing history 16 events

1. 2026-06-17
   status $79,900 Pending 20 DOM
2. 2026-06-17
   days on market $79,900 Active 20 DOM
3. 2026-06-16
   days on market $79,900 Active 19 DOM
4. 2026-06-15
   days on market $79,900 Active 18 DOM
5. 2026-06-14
   days on market $79,900 Active 16 DOM
6. 2026-06-12
   days on market $79,900 Active 15 DOM
7. 2026-06-09
   days on market $79,900 Active 12 DOM
8. 2026-06-08
   days on market $79,900 Active 11 DOM
9. 2026-06-07
   days on market $79,900 Active 10 DOM
10. 2026-06-05
    days on market $79,900 Active 7 DOM
11. 2026-06-03
    days on market $79,900 Active 6 DOM
12. 2026-06-02
    days on market $79,900 Active 5 DOM
13. 2026-06-01
    days on market $79,900 Active 4 DOM
14. 2026-05-31
    days on market $79,900 Active 3 DOM
15. 2026-05-30
    days on market $79,900 Active 2 DOM
16. 2026-05-28
    listed $79,900 Active

ⓘ 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: $980 · $82/mo
• Projected year-2 tax: $1,117 · $93/mo
• Expected delta: +$137/yr (+$11/mo · 14.0%)

ⓘ 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 6/10 Major
• 🌡 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: $8,400
• − Mortgage interest: −$4,476
• − Property taxes: −$980
• − Insurance: −$400
• − Repairs & maintenance: −$672
• − Management: −$672
• − Depreciation: −$2,324
• Taxable loss: −$1,124
• Est. tax savings @ 24.0%: +$270
• After-tax cash flow: $498/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: South Tama County
• NCES district ID: 1926730
• Math proficiency: 44% ▼ -14.00%
• Reading proficiency: 50% ▼ -7.00%
• Median HH income: $46,147
• Composite: 39.91/100
• National rank: #3853
• State rank: #287 of 289 in IA

Livability — Tama

• Score: 72/100
• State rank: #298
• US rank: #5799

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tama, IA
• Population (ZIP): 4,311

Population outlook (Tama County) Hauer SSP2

• Today (2025): 16,690 people
• By 2030: 16,217 · -2.8%
• By 2040: 15,207 · -8.9%
• By 2050: 14,186 · -15.0%
• By 2075: 12,228 · -26.7%
• By 2100: 10,386 · -37.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 52% Hispanic / Latino 27% Native American 18% Two or more races 16% Black 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Portuguese 1% Lithuanian 1% Iranian 1%
• Foreign-born: 12% · Canada, United Kingdom
• Languages at home: 68% English-only · Spanish 19% French/Haitian/Cajun 1%

Political lean MEDSL · Tama

• 2024 margin: Strong R (+26.9) · D 35.7% · R 62.6% · Other 1.7%
• 2008→2024 swing: -39.1pp toward R · 2008: 12.2pp · 2024: -26.9pp
• All cycles: 2024: R+26.9 2020: R+19.1 2016: R+20.6 2012: D+7.4 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.83%
• Current HPI: 179.9862
• 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

1 event — show timeline

• 2026-05-28 Listed $79,900 DMMLS

Property tax history

+1.9%/yr

Latest (2025): $980 · +7.7% YoY. Source: county tax records.