118 Buena Vista St · Galva, IA 51020

$85,000

4 bd · 1.0 ba · 1,550 sqft · Other public records · 118 Days on market

Built 1895 0.36 ac lot $55/sqft · 6% below area Est $90k · 6% under

---

Why this score? — see what drove the A- 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
• DSCR +10.0/10.0
• ARV discount +10.0/15.0
• 1% rule +9.7/10.0
• Appreciation +6.8/10.0
• Schools +6.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover how much value you can get for under $100K with this spacious small-town home full of potential and recent updates! This 1½-story single-family residence offers 4 bedrooms and 1 full bath with a comfortable layout designed for everyday living. The main level features a generously sized living room, an eat-in kitchen with farmhouse-style wood cabinetry, laminate countertops, and a convenient main-floor bedroom. Upstairs you’ll find three additional bedrooms, including a finished attic space for added versatility. Recent improvements provide peace of mind, including a newer roof, furnace, and nearly half of the home’s windows replaced. Outside, enjoy the benefits of a 0.36-acre lot and a newer detached oversized two-car garage with approximately 720 sq ft of space—perfect for vehicles, storage, or hobbies

Key facts

• Newer roof
• Finished attic space
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• FARMHOUSE-STYLE WOOD CABINETRY
• FINISHED ATTIC SPACE
• NEWER ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#523 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: crime C-, health & safety D, amenities F.
• Galva-Holstein Community School District (rural): math 68% / reading 73% proficiency, ranked #136 of 289 in IA (top 47%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 1 active listings in the ZIP; 4 units permitted in Ida County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($588 loan paydown + $3k appreciation (3.6% local appreciation)).
• Ida County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($77k) 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.
• Current owner paid $52k; list at $85k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,350 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.47% ✓
• Cap rate: 12.50%
• Cash-on-cash: 22.16%
• DSCR: 1.99
• GRM: 5.7

CMA / ARV

• ARV (median comp): $90,087
• List price: $85,000
• Delta: -5.65%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Projected returns pro-forma

3.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.5%
• Equity multiple: 2.72×
• Total profit: $40,949
• Equity at exit: $41,118

10-year hold

• IRR: 29.4%
• Equity multiple: 5.34×
• Total profit: $103,261
• Equity at exit: $65,721

Cash invested: $23,800 (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 51020

• Home prices YoY: 3.6%
• Active inventory: 1
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$65 /mo · $776/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $439

Break-even live

Break-even rent $691

Max offer price $85,000

Occupancy floor 60%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $85,000 Active 118 DOM
2. 2026-06-17
   days on market $85,000 Active 117 DOM
3. 2026-06-16
   days on market $85,000 Active 116 DOM
4. 2026-06-15
   days on market $85,000 Active 115 DOM
5. 2026-06-13
   days on market $85,000 Active 113 DOM
6. 2026-06-12
   days on market $85,000 Active 112 DOM
7. 2026-06-09
   days on market $85,000 Active 109 DOM
8. 2026-06-08
   days on market $85,000 Active 108 DOM
9. 2026-06-07
   days on market $85,000 Active 107 DOM
10. 2026-06-07
    days on market $85,000 Active 106 DOM
11. 2026-06-04
    days on market $85,000 Active 103 DOM
12. 2026-06-02
    days on market $85,000 Active 102 DOM
13. 2026-06-01
    days on market $85,000 Active 101 DOM
14. 2026-05-31
    days on market $85,000 Active 100 DOM
15. 2026-05-31
    days on market $85,000 Active 99 DOM
16. 2026-02-19
    listed $85,000 Active 848-char remark

    Show marketing remark (848 chars)

    Discover how much value you can get for under $100K with this spacious small-town home full of potential and recent updates! This 1½-story single-family residence offers 4 bedrooms and 1 full bath with a comfortable layout designed for everyday living. The main level features a generously sized living room, an eat-in kitchen with farmhouse-style wood cabinetry, laminate countertops, and a convenient main-floor bedroom. Upstairs you’ll find three additional bedrooms, including a finished attic space for added versatility. Recent improvements provide peace of mind, including a newer roof, furnace, and nearly half of the home’s windows replaced. Outside, enjoy the benefits of a 0.36-acre lot and a newer detached oversized two-car garage with approximately 720 sq ft of space—perfect for vehicles, storage, or hobbies

17. 2025-03-11
    price $80,000
18. 2025-01-02
    status Active
19. 2024-12-04
    status Pending
20. 2024-11-04
    listed $95,000 Active
21. 2017-01-17
    soldstatus $51,750

ⓘ 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: $776 · $65/mo
• Projected year-2 tax: $1,055 · $88/mo
• Expected delta: +$279/yr (+$23/mo · 36.0%)

ⓘ 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 1/10 Low
• 🌡 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: $14,967
• − Mortgage interest: −$4,761
• − Property taxes: −$776
• − Insurance: −$425
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$2,473
• Taxable income: $4,137
• Est. tax owed @ 24.0%: −$993
• After-tax cash flow: $4,281/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: Galva-Holstein Community School District
• NCES district ID: 1912230
• Math proficiency: 68% ▼ -12.00%
• Reading proficiency: 73% ▲ 3.00%
• Median HH income: $50,785
• Composite: 59.84/100
• National rank: #892
• State rank: #136 of 289 in IA

Livability — Galva

• Score: 66/100
• State rank: #523
• US rank: #11719

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Galva, IA
• Population (ZIP): 615

Population outlook (Ida County) Hauer SSP2

• Today (2025): 6,952 people
• By 2030: 6,895 · -0.8%
• By 2040: 6,793 · -2.3%
• By 2050: 6,700 · -3.6%
• By 2075: 6,927 · -0.4%
• By 2100: 6,815 · -2.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 2% Portuguese 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Ida

• 2024 margin: Solid R (+53.4) · D 22.7% · R 76.1% · Other 1.2%
• 2008→2024 swing: -37.0pp toward R · 2008: -16.4pp · 2024: -53.4pp
• All cycles: 2024: R+53.4 2020: R+51.0 2016: R+51.9 2012: R+26.4 2008: R+16.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.60%
• Current HPI: 102.5533
• 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

+64.3% since first listed

6 events — show timeline

• 2026-02-19 Listed $85,000 NWIA
• 2025-03-11 Price Changed $80,000 NWIA
• 2025-01-02 Relisted — NWIA
• 2024-12-04 Pending — NWIA
• 2024-11-04 Listed $95,000 NWIA
• 2017-01-17 Sold (Public Records) $51,750 Public Records

Property tax history

+10.1%/yr

Latest (2025): $776 · +0.3% YoY. Source: county tax records.