207 Truman St · Luana, IA 52156

$195,000

4 bd · 2.0 ba · 1,933 sqft · SingleFamily public records · 54 Days on market

Built 1916 $101/sqft · 27% below area Est $349k · 44% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +9.4/30.0
• Schools +5.5/10.0
• Livability +3.2/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

Spacious 4 bed, 2 bath home on an oversized lot in a quiet Luana neighborhood. Offering over 2,200 sq ft, this 2-story home blends character with key updates including new flooring, metal roof, and solar panels. The updated kitchen features quality woodwork and walkout access to the patio, making it ideal for everyday living and entertaining. A standout feature is the large second-story screened porch, providing a unique space to relax. Outside, enjoy a large deck, expansive backyard, and a powered storage shed for added functionality. If you’re looking for space, updates, and small-town comfort, this property is worth a closer look.

Key facts

• Metal roof
• New flooring
• Updated kitchen

Tags

• OVERSIZED LOT
• NEW FLOORING
• METAL ROOF
• SOLAR PANELS
• UPDATED KITCHEN
• WALKOUT ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-140 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (29.1% below list).
• Recommended offer: $138k (29.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#651 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, health & safety D, schools F.
• Mfl Marmac Community School District (rural): math 62% / reading 68% proficiency, ranked #198 of 289 in IA (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 active listings in the ZIP; 48 units permitted in Clayton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (10.0% local appreciation)).
• Clayton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago 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 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,323 (29.1% 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. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.71% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.08%
• DSCR: 0.86
• GRM: 11.7

CMA / ARV

• ARV (median comp): $348,629
• List price: $195,000
• Delta: -44.07%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.78×
• Total profit: $97,229
• Equity at exit: $175,671

10-year hold

• IRR: 19.8%
• Equity multiple: 6.37×
• Total profit: $293,243
• Equity at exit: $378,842

Cash invested: $54,600 (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 52156

• Home prices YoY: 6.9%
• Active inventory: 7
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,383 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$129 /mo · $1,548/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $-140

Break-even live

Break-even rent $1,561

Max offer price $170,251

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-85	+0% $-140	+5% $-195	+10% $-250
Rent	-10% $-249	-5% $-195	+0% $-140	+5% $-85	+10% $-31
Rate	-1.0pp $-42	-0.5pp $-91	base $-140	+0.5pp $-191	+1.0pp $-242

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-12
   statusdays on market $195,000 Pending 54 DOM
2. 2026-06-09
   days on market $195,000 Active 51 DOM
3. 2026-06-08
   days on market $195,000 Active 50 DOM
4. 2026-06-07
   days on market $195,000 Active 49 DOM
5. 2026-06-07
   days on market $195,000 Active 48 DOM
6. 2026-06-04
   days on market $195,000 Active 45 DOM
7. 2026-06-02
   days on market $195,000 Active 44 DOM
8. 2026-06-01
   days on market $195,000 Active 43 DOM
9. 2026-05-31
   days on market $195,000 Active 42 DOM
10. 2026-05-31
    days on market $195,000 Active 41 DOM
11. 2026-04-18
    listed $195,000 Active 647-char remark

    Show marketing remark (631 chars)

    Spacious 4 bed, 2 bath home on an oversized lot in Luana Iowa. Offering over 2,200 sq ft, this 2-story home blends character with key updates including new flooring, metal roof, and solar panels. The updated kitchen features quality woodwork and walkout access to the patio, making it ideal for everyday living and entertaining. A standout feature is the large second-story screened porch, providing a unique space to relax. Outside, enjoy a large deck, expansive backyard, and a powered storage shed for added functionality. If you’re looking for space, updates, and small-town comfort, this property is worth a closer look.

12. 2026-04-18
    listed $195,000 Active 631-char remark

    Show marketing remark (631 chars)

    Spacious 4 bed, 2 bath home on an oversized lot in Luana Iowa. Offering over 2,200 sq ft, this 2-story home blends character with key updates including new flooring, metal roof, and solar panels. The updated kitchen features quality woodwork and walkout access to the patio, making it ideal for everyday living and entertaining. A standout feature is the large second-story screened porch, providing a unique space to relax. Outside, enjoy a large deck, expansive backyard, and a powered storage shed for added functionality. If you’re looking for space, updates, and small-town comfort, this property is worth a closer look.

13. 2024-12-17
    soldstatus $179,000
14. 2024-11-22
    soldstatus $179,000 Closed
15. 2024-10-03
    status Pending
16. 2024-09-17
    price $184,900
17. 2024-08-21
    listed $199,900 Active
18. 2014-04-02
    soldstatus $95,000

ⓘ 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: $1,548 · $129/mo
• Projected year-2 tax: $2,305 · $192/mo
• Expected delta: +$757/yr (+$63/mo · 48.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°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: $16,599
• − Mortgage interest: −$10,923
• − Property taxes: −$1,548
• − Insurance: −$975
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$5,673
• Taxable loss: −$5,176
• Est. tax savings @ 24.0%: +$1,242
• After-tax cash flow: $-439/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: Mfl Marmac Community School District
• NCES district ID: 1918120
• Math proficiency: 62% ▼ -2.00%
• Reading proficiency: 68% ▼ -3.00%
• Median HH income: $47,395
• Composite: 54.95/100
• National rank: #1305
• State rank: #198 of 289 in IA

Livability — Luana

• Score: 63/100
• State rank: #651
• US rank: #14974

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Luana, IA
• Population (ZIP): 795

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 16,656 people
• By 2030: 15,986 · -4.0%
• By 2040: 14,554 · -12.6%
• By 2050: 13,187 · -20.8%
• By 2075: 11,131 · -33.2%
• By 2100: 9,733 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Portuguese 27% Romanian 4%
• Languages at home: 93% English-only · Arabic 5% Korean 2%

Political lean MEDSL · Clayton

• 2024 margin: Solid R (+34.5) · D 32.2% · R 66.7% · Other 1.2%
• 2008→2024 swing: -51.7pp toward R · 2008: 17.2pp · 2024: -34.5pp
• All cycles: 2024: R+34.5 2020: R+28.8 2016: R+22.8 2012: D+6.9 2008: D+17.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.61%
• Current HPI: 194.9618
• 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

+105.3% since first listed

8 events — show timeline

• 2026-04-18 Listed $195,000 ECIMLS
• 2026-04-18 Listed $195,000 NEIRBR as distributed by MLS GRID
• 2024-12-17 Sold (Public Records) $179,000 Public Records
• 2024-11-22 Sold (MLS) $179,000 NEIRBR as distributed by MLS GRID
• 2024-10-03 Pending — NEIRBR as distributed by MLS GRID
• 2024-09-17 Price Changed $184,900 NEIRBR as distributed by MLS GRID
• 2024-08-21 Listed $199,900 NEIRBR as distributed by MLS GRID
• 2014-04-02 Sold (Public Records) $95,000 Public Records

Property tax history

-0.5%/yr

Latest (2025): $1,548 · +1.7% YoY. Source: county tax records.