366 W Williams St · Postville, IA 52162

$105,000

2 bd · 3.5 ba · 1,157 sqft · SingleFamily public records · 2 Days on market

Built 1893 Est $149k · 30% 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
• Cash flow +11.1/30.0
• Appreciation +7.8/10.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• DSCR +3.2/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This well maintained home is ready for the next family. The main level has a generous living room, large dining room, and an kitchen with lots of oak cabinets for all of you storage needs. There is a 3/4 bath on the main level also. The upper level has a full bath and 2 spacious bedrooms. The corner lot has plenty of room for children to play or that garden space you have always wanted. This home has forced air furnace with central air.

Key facts

• Oak cabinets
• Forced air furnace
• Central air

Tags

• CORNER LOT
• OAK CABINETS
• FORCED AIR FURNACE
• CENTRAL AIR

Property features AI

Exterior

• Parking: Attached garage (1 parking space)
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One and one-half story
• Construction: Shingle roof; Foundation: block, concrete perimeter, and stone; Built as residential single-family (above-grade finished area noted)
• Exterior features: Patio

Interior

• Kitchen: Refrigerator; Range
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Window treatments; Partial basement
• Laundry & utility: Washer; Dryer; Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/3.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $-42 ($-499/yr) — negative.
• To cash-flow at today's rent, offer at most $98k (7.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $80k (23.8% below list).
• Recommended offer: $80k (23.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#301 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D-, amenities F.
• Postville Community School District (rural): math 43% / reading 53% proficiency, ranked #284 of 289 in IA (top 98%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 10 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 61 units permitted in Allamakee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($726 loan paydown + $6k appreciation (5.6% local appreciation)).
• Allamakee County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.6% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1893 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000 (23.8% 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. Built in 1893 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.76% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $149,253
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
191 W Post St	0.22mi	2/2.0	1,174 (+2%)	17mo	$151,000	$129	67

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

Projected returns pro-forma

5.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.86×
• Total profit: $25,209
• Equity at exit: $63,410

10-year hold

• IRR: 13.7%
• Equity multiple: 3.62×
• Total profit: $76,886
• Equity at exit: $112,814

Cash invested: $29,400 (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 52162

• Home prices YoY: 2.8%
• Active inventory: 10
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $800 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$79 /mo · $950/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $-42

Break-even live

Break-even rent $853

Max offer price $97,660

Occupancy floor —

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 States Dr Apt 19 Postville, IA	2.0	1.0	800	$800	$1.00	2d	1	1.37mi

Listing history 3 events

1. 2026-06-03
   statusdays on market $105,000 Pending 2 DOM
2. 2026-06-02
   remarks 440-char remark
3. 2026-06-02
   listed $105,000 Active 1 DOM

ⓘ 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: $950 · $79/mo
• Projected year-2 tax: $1,299 · $108/mo
• Expected delta: +$349/yr (+$29/mo · 36.8%)

ⓘ 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 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: $9,600
• − Mortgage interest: −$5,882
• − Property taxes: −$950
• − Insurance: −$525
• − Repairs & maintenance: −$768
• − Management: −$768
• − Depreciation: −$3,055
• Taxable loss: −$2,347
• Est. tax savings @ 24.0%: +$563
• After-tax cash flow: $65/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: Postville Community School District
• NCES district ID: 1923340
• Math proficiency: 43% ▼ -2.00%
• Reading proficiency: 53% ▲ 8.00%
• Median HH income: $45,842
• Composite: 40.69/100
• National rank: #3670
• State rank: #284 of 289 in IA

Livability — Postville

• Score: 72/100
• State rank: #301
• US rank: #5827

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Postville, IA
• Population (ZIP): 3,576

Population outlook (Allamakee County) Hauer SSP2

• Today (2025): 12,814 people
• By 2030: 12,146 · -5.2%
• By 2040: 10,750 · -16.1%
• By 2050: 9,506 · -25.8%
• By 2075: 7,779 · -39.3%
• By 2100: 6,870 · -46.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 56% Hispanic / Latino 32% Two or more races 14% Black 8% Native American 2% Asian 1%
• Hispanic origin (detail): Mexican 18% Puerto Rican 2%
• Common ancestry: Portuguese 8% Scotch-Irish 3% Subsaharan African 3%
• Foreign-born: 24% · Canada, China
• Languages at home: 56% English-only · Spanish 29% German/W. Germanic 4% Russian/Polish/Slavic 3%

Political lean MEDSL · Allamakee

• 2024 margin: Solid R (+34.3) · D 32.2% · R 66.5% · Other 1.3%
• 2008→2024 swing: -48.6pp toward R · 2008: 14.2pp · 2024: -34.3pp
• All cycles: 2024: R+34.3 2020: R+29.1 2016: R+24.3 2012: D+4.1 2008: D+14.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.61%
• Current HPI: 206.7688
• 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

• 2026-06-01 Listed $105,000 ECIMLS

Property tax history

+2.7%/yr

Latest (2025): $950 · +4.2% YoY. Source: county tax records.