819 E Jackson St · Centerville, IA 52544

$26,500

2 bd · 1.0 ba · 477 sqft · Other public records · 61 Days on market

Built 1914 4,356 sqft lot $56/sqft · 15% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor special with solid potential! This 2 bedroom, 1 bathroom 1.5 story home offers approximately 900 sq. ft. of living space and is ready for your next project or portfolio addition. The full basement provides excellent storage opportunities, while off-street parking adds everyday convenience. A bonus storage shed with electricity offers great space for tools, equipment, or workshop use. With the right vision, this property could make a strong rental or flip opportunity. Don’t miss your chance to add value and build equity!

Key facts

• Full basement
• Bonus storage shed
• Off-street parking

Tags

• FULL BASEMENT
• OFF-STREET PARKING
• BONUS STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $26k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($796 rent vs $26k).
• Recommended offer: $25k (6.0% below list) — sets the bar for market timing.
• Cap rate 26.9% vs local median 4.1% in Centerville — 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 73/100 on livability (#277 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Centerville Community School District (town): math 57% / reading 65% proficiency, ranked #251 of 289 in IA (top 87%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 83 active listings in the ZIP; 6 units permitted in Appanoose County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $469 of equity ($183 loan paydown + $286 appreciation (1.1% local appreciation)).
• Appanoose County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,910 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — 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 A-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: 3.00% ✓
• Cap rate: 26.85%
• Cash-on-cash: 73.43%
• DSCR: 4.27
• GRM: 2.8

CMA / ARV

• ARV (median comp): $58,570
• List price: $26,500
• Delta: -54.75%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

1.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 76.4%
• Equity multiple: 4.98×
• Total profit: $29,526
• Equity at exit: $9,157

10-year hold

• IRR: 77.3%
• Equity multiple: 10.18×
• Total profit: $68,082
• Equity at exit: $12,255

Cash invested: $7,420 (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 52544

• Home prices YoY: 0.5%
• Active inventory: 83
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $796 medium
• Mortgage (P&I): −$139
• Tax from tax record: −$25 /mo · $298/yr
• Insurance: −$11
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $454

Break-even live

Break-even rent $221

Max offer price $26,500

Occupancy floor 38%

Sensitivity live

Price	-10% $469	-5% $462	+0% $454	+5% $447	+10% $439
Rent	-10% $391	-5% $423	+0% $454	+5% $486	+10% $517
Rate	-1.0pp $467	-0.5pp $461	base $454	+0.5pp $447	+1.0pp $440

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: $6,625
• Closing costs: $795
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-04-21
   price $26,500 540-char remark

   Show marketing remark (540 chars)

   Investor special with solid potential! This 2 bedroom, 1 bathroom 1.5 story home offers approximately 900 sq. ft. of living space and is ready for your next project or portfolio addition. The full basement provides excellent storage opportunities, while off-street parking adds everyday convenience. A bonus storage shed with electricity offers great space for tools, equipment, or workshop use. With the right vision, this property could make a strong rental or flip opportunity. Don’t miss your chance to add value and build equity!

2. 2026-03-23
   listed $27,500 Active 540-char remark

   Show marketing remark (540 chars)

   Investor special with solid potential! This 2 bedroom, 1 bathroom 1.5 story home offers approximately 900 sq. ft. of living space and is ready for your next project or portfolio addition. The full basement provides excellent storage opportunities, while off-street parking adds everyday convenience. A bonus storage shed with electricity offers great space for tools, equipment, or workshop use. With the right vision, this property could make a strong rental or flip opportunity. Don’t miss your chance to add value and build equity!

3. 2024-05-29
   soldstatus $24,400 Closed
4. 2024-05-10
   status Pending
5. 2024-04-27
   historical Active Under Contract
6. 2024-04-23
   price $24,900
7. 2024-02-02
   status Active
8. 2023-11-08
   price $29,000
9. 2023-08-31
   price $34,500
10. 2023-08-26
    status Active
11. 2023-08-11
    historical
12. 2023-07-09
    listed $39,900 Active
13. 2019-09-24
    soldstatus $28,000
14. 2018-03-23
    soldstatus $20,000
15. 2017-07-17
    listed $19,999
16. 2013-09-03
    soldstatus $11,000

ⓘ 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: $298 · $25/mo
• Projected year-2 tax: $357 · $30/mo
• Expected delta: +$59/yr (+$5/mo · 19.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,553
• − Mortgage interest: −$1,484
• − Property taxes: −$298
• − Insurance: −$132
• − Repairs & maintenance: −$764
• − Management: −$764
• − Depreciation: −$771
• Taxable income: $5,339
• Est. tax owed @ 24.0%: −$1,281
• After-tax cash flow: $4,168/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: Centerville Community School District
• NCES district ID: 1906750
• Math proficiency: 57% ▼ -8.00%
• Reading proficiency: 65% ▼ -5.00%
• Median HH income: $35,401
• Composite: 50.48/100
• National rank: #1854
• State rank: #251 of 289 in IA

Livability — Centerville

• Score: 73/100
• State rank: #277
• US rank: #5375

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Centerville, IA
• Population (ZIP): 8,110

Population outlook (Appanoose County) Hauer SSP2

• Today (2025): 11,726 people
• By 2030: 11,194 · -4.5%
• By 2040: 10,063 · -14.2%
• By 2050: 8,976 · -23.5%
• By 2075: 6,785 · -42.1%
• By 2100: 4,819 · -58.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Italian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · German/W. Germanic 5%

Political lean MEDSL · Appanoose

• 2024 margin: Solid R (+46.7) · D 26.1% · R 72.8% · Other 1.2%
• 2008→2024 swing: -44.8pp toward R · 2008: -1.9pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+40.2 2016: R+36.4 2012: R+3.5 2008: R+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.08%
• Current HPI: 212.65
• 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

+140.9% since first listed

16 events — show timeline

• 2026-04-21 Price Changed $26,500 IAR
• 2026-03-23 Listed $27,500 IAR
• 2024-05-29 Sold (MLS) $24,400 IAR
• 2024-05-10 Pending — IAR
• 2024-04-27 Contingent — IAR
• 2024-04-23 Price Changed $24,900 IAR
• 2024-02-02 Relisted — IAR
• 2023-11-08 Price Changed $29,000 IAR
• 2023-08-31 Price Changed $34,500 IAR
• 2023-08-26 Relisted — IAR
• 2023-08-11 Delisted — IAR
• 2023-07-09 Listed $39,900 IAR
• 2019-09-24 Sold (Public Records) $28,000 Public Records
• 2018-03-23 Sold (Public Records) $20,000 Public Records
• 2017-07-17 Listed $19,999 IAR
• 2013-09-03 Sold (Public Records) $11,000 Public Records

Property tax history

+42.6%/yr

Latest (2025): $298 · +10.4% YoY. Source: county tax records.