505 S 8th St St · Forest City, IA 50436

$68,000

3 bd · 1.5 ba · 1,139 sqft · SingleFamily public records · 31 Days on market

Built 1950 8,712 sqft lot Est $129k · 47% under ↓ 1% since listing

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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 +6.1/10.0
• 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

3 bedroom 1 3/4 bath ranch. 2 stall 24 x 24 detached garage. Large rear 3 season enclosed sunroom/porch. Front deck. 3 bedrooms on main level. Full bath on main level and a 3/4 bathroom/laundry combined in lower. Large main level living room. Full basement with potential to finish. Home has Steel roof and Vinyl siding. Vinyl insert windows. Partially fenced year yard. This is a HUD owned property. HUD Properties are Sold AS IS. HUD case #161-357468. For Property conditions, Forms, Disclosures & Availability visit www. HUDHomestore. gov. Details may be viewed and offers entered at www. Hudhomestore. gov.

Key facts

• Front deck
• Enclosed sunroom
• Vinyl insert windows

Tags

• DETACHED GARAGE
• ENCLOSED SUNROOM
• FRONT DECK
• STEEL ROOF
• VINYL SIDING
• VINYL INSERT WINDOWS

Property features AI

Exterior

• Parking: Detached concrete garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residential property; Residential property type
• Construction: Frame construction with vinyl siding; Metal roof
• Exterior features: Deck; Lot zoned RG/General Residential

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 1 bathroom on the main level
• Heating & cooling: Central air conditioning; Forced air heating with natural gas
• Interior features: Carpet and laminate flooring; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $66k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 4.1% in Forest City — 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 (#160 in IA, #2,902 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment C-, amenities F, commute F.
• Forest City Community School District (town): math 67% / reading 78% proficiency, ranked #111 of 289 in IA (top 38%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 45 active listings in the ZIP; 6 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Winnebago County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $12k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,960 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.56% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.05%
• DSCR: 1.71
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $128,707
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
726 S 4th St	0.28mi	2/1.0 (-1)	1,058 (-7%)	0mo	$112,000	$106	68
236 E C St	0.28mi	3/2.0	1,173 (+3%)	18mo	$95,000	$81	65
536 W K St	0.36mi	3/1.5	1,046 (-8%)	9mo	$95,000	$91	62
315 N 9th St	0.45mi	2/1.5 (-1)	1,072 (-6%)	5mo	$128,500	$120	60
112 Central Dr	0.31mi	3/2.0	1,224 (+8%)	13mo	$230,000	$188	60
215 N 10th St	0.40mi	3/1.0	1,037 (-9%)	5mo	$61,000	$59	60
515 W L St	0.45mi	2/1.0 (-1)	1,194 (+5%)	7mo	$127,500	$107	58
212 W L St	0.42mi	2/2.0 (-1)	1,102 (-3%)	15mo	$158,000	$143	56
202 N 6th St	0.41mi	2/2.0 (-1)	1,102 (-3%)	18mo	$160,000	$145	54
110 Indian Ave	0.69mi	3/2.0	1,092 (-4%)	8mo	$180,000	$165	52
746 W M St	0.54mi	2/1.0 (-1)	1,065 (-6%)	8mo	$27,500	$26	50
946 W M St	0.60mi	3/1.0	1,088 (-4%)	16mo	$123,000	$113	50

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: 7.1%
• Equity multiple: 1.28×
• Total profit: $5,288
• Equity at exit: $10,139

10-year hold

• IRR: 16.5%
• Equity multiple: 2.36×
• Total profit: $25,843
• Equity at exit: $5,879

Cash invested: $19,040 (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 50436

• Home prices YoY: -25.3%
• Active inventory: 45
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,063 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$200 /mo · $2,406/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $255

Break-even live

Break-even rent $741

Max offer price $68,000

Occupancy floor 71%

Sensitivity live

Price	-10% $293	-5% $274	+0% $255	+5% $235	+10% $216
Rent	-10% $171	-5% $213	+0% $255	+5% $297	+10% $339
Rate	-1.0pp $289	-0.5pp $272	base $255	+0.5pp $237	+1.0pp $219

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   pricedays on market $68,000 Active 31 DOM
2. 2026-06-18
   days on market $80,000 Active 29 DOM
3. 2026-06-17
   days on market $80,000 Active 28 DOM
4. 2026-06-16
   days on market $80,000 Active 27 DOM
5. 2026-06-15
   days on market $80,000 Active 26 DOM
6. 2026-06-13
   days on market $80,000 Active 24 DOM
7. 2026-06-12
   days on market $80,000 Active 23 DOM
8. 2026-06-09
   days on market $80,000 Active 20 DOM
9. 2026-06-08
   days on market $80,000 Active 19 DOM
10. 2026-06-07
    days on market $80,000 Active 18 DOM
11. 2026-06-07
    days on market $80,000 Active 17 DOM
12. 2026-06-04
    days on market $80,000 Active 14 DOM
13. 2026-06-02
    days on market $80,000 Active 13 DOM
14. 2026-06-01
    days on market $80,000 Active 12 DOM
15. 2026-05-31
    days on market $80,000 Active 11 DOM
16. 2026-05-31
    days on market $80,000 Active 10 DOM
17. 2026-05-19
    listed $80,000 Active 616-char remark

    Show marketing remark (616 chars)

    3 bedroom 1 3/4 bath ranch. 2 stall 24 x 24 detached garage. Large rear 3 season enclosed sunroom/porch. Front deck. 3 bedrooms on main level. Full bath on main level and a 3/4 bathroom/laundry combined in lower. Large main level living room. Full basement with potential to finish. Home has Steel roof and Vinyl siding. Vinyl insert windows. Partially fenced year yard. This is a HUD owned property. HUD Properties are Sold AS IS. HUD case #161-357468. For Property conditions, Forms, Disclosures & Availability visit www. HUDHomestore. gov. Details may be viewed and offers entered at www. Hudhomestore. gov.

18. 2026-05-19
    listed $80,000 Active

    Show marketing remark (616 chars)

    3 bedroom 1 3/4 bath ranch. 2 stall 24 x 24 detached garage. Large rear 3 season enclosed sunroom/porch. Front deck. 3 bedrooms on main level. Full bath on main level and a 3/4 bathroom/laundry combined in lower. Large main level living room. Full basement with potential to finish. Home has Steel roof and Vinyl siding. Vinyl insert windows. Partially fenced year yard. This is a HUD owned property. HUD Properties are Sold AS IS. HUD case #161-357468. For Property conditions, Forms, Disclosures & Availability visit www. HUDHomestore. gov. Details may be viewed and offers entered at www. Hudhomestore. gov.

19. 2023-10-27
    price $99,000
20. 2023-10-16
    price $110,000
21. 2023-09-26
    price $119,000
22. 2023-09-11
    price $135,000
23. 2023-08-28
    price $139,000
24. 2023-08-15
    status Active
25. 2023-08-15
    price $144,900
26. 2023-08-03
    historical
27. 2023-07-31
    price $149,000
28. 2023-07-12
    listed $154,900 Active
29. 2019-04-03
    soldstatus $70,000
30. 2016-06-22
    soldstatus $109,000
31. 2016-06-17
    soldstatus $109,000
32. 2016-03-20
    listed $118,000
33. 2009-11-02
    soldstatus $69,000

ⓘ 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: $2,406 · $200/mo
• Projected year-2 tax: $2,406 · $200/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 16 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: $12,761
• − Mortgage interest: −$3,809
• − Property taxes: −$2,406
• − Insurance: −$340
• − Repairs & maintenance: −$1,021
• − Management: −$1,021
• − Depreciation: −$1,978
• Taxable income: $2,186
• Est. tax owed @ 24.0%: −$525
• After-tax cash flow: $2,531/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: Forest City Community School District
• NCES district ID: 1911790
• Math proficiency: 67% ▼ -10.00%
• Reading proficiency: 78% ▲ 1.00%
• Median HH income: $46,674
• Composite: 61.08/100
• National rank: #789
• State rank: #111 of 289 in IA

Livability — Forest City

• Score: 77/100
• State rank: #160
• US rank: #2902

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forest City, IA
• Population (ZIP): 5,760

Population outlook (Winnebago County) Hauer SSP2

• Today (2025): 10,099 people
• By 2030: 9,831 · -2.7%
• By 2040: 9,326 · -7.7%
• By 2050: 9,073 · -10.2%
• By 2075: 9,448 · -6.4%
• By 2100: 10,279 · +1.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Asian 6% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Portuguese 21% Romanian 2% Iranian 1%
• Foreign-born: 5% · China, Canada, Vietnam
• Languages at home: 92% English-only · Tagalog/Filipino 2% Spanish 2% Other Indo-European 1%

Political lean MEDSL · Winnebago

• 2024 margin: Solid R (+30.7) · D 33.9% · R 64.6% · Other 1.5%
• 2008→2024 swing: -39.3pp toward R · 2008: 8.6pp · 2024: -30.7pp
• All cycles: 2024: R+30.7 2020: R+26.3 2016: R+26.5 2012: R+0.0 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.62%
• Current HPI: 187.8639
• 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

-1.4% since first listed

19 events — show timeline

• 2026-06-19 Price Changed $68,000 IAR
• 2026-06-19 Price Changed $68,000 Greater Mason BOR
• 2026-05-19 Listed $80,000 Greater Mason BOR
• 2026-05-19 Listed $80,000 IAR
• 2023-10-27 Price Changed $99,000 IAR
• 2023-10-16 Price Changed $110,000 IAR
• 2023-09-26 Price Changed $119,000 IAR
• 2023-09-11 Price Changed $135,000 IAR
• 2023-08-28 Price Changed $139,000 IAR
• 2023-08-15 Relisted — IAR
• 2023-08-15 Price Changed $144,900 IAR
• 2023-08-03 Delisted — IAR
• 2023-07-31 Price Changed $149,000 IAR
• 2023-07-12 Listed $154,900 IAR
• 2019-04-03 Sold (Public Records) $70,000 Public Records
• 2016-06-22 Sold (Public Records) $109,000 Public Records
• 2016-06-17 Sold (MLS) $109,000 IAR
• 2016-03-20 Listed $118,000 IAR
• 2009-11-02 Sold (Public Records) $69,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,406 · +11.1% YoY. Source: county tax records.