1302 N Adams St · Carroll, IA 51401

$99,900

4 bd · 1.0 ba · 1,550 sqft · SingleFamily public records · 38 Days on market

Built 1910 4,356 sqft lot $64/sqft · 41% below area Est $171k · 42% under

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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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +6.1/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Central location, near schools and churches.

Key facts

• 4,356 sq ft lot
• Built 1910
• Listed 38 days

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story
• Construction: Vinyl siding
• Exterior features: Shingle roof; Lot approximately 0.1 acre (96 x 66)

Interior

• Flooring: Carpet; Hardwood; Other
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Forced air heating; Window unit cooling
• Interior features: Fireplace; Basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 3.2% in Carroll — 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 82/100 on livability (#54 in IA, #1,282 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D+, commute F.
• Carroll Community School District (town): math 72% / reading 72% proficiency, ranked #113 of 289 in IA (top 39%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 92 active listings in the ZIP; 32 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Carroll County population projected at -13% 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $59k; list at $100k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1910 — 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 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?
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: 1.30% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.78%
• DSCR: 1.70
• GRM: 6.4

CMA / ARV

• ARV (median comp): $171,092
• List price: $99,900
• Delta: -41.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
527 17th St	0.38mi	4/2.5	1,549 (-0%)	1mo	$228,000	$147	76
110 E 10th St	0.26mi	3/2.0 (-1)	1,592 (+3%)	2mo	$145,000	$91	72
827 N Clark St	0.38mi	4/1.5	1,639 (+6%)	2mo	$187,500	$114	69
1010 High Ridge Rd	0.71mi	4/3.0	1,598 (+3%)	3mo	$347,500	$217	51
2007 N Main St	0.58mi	4/2.0	1,392 (-10%)	3mo	$279,000	$200	49
1059 Amy Ave	0.70mi	4/3.0	1,456 (-6%)	1mo	$355,000	$244	48
1014 Mockingbird Dr	0.71mi	3/2.5 (-1)	1,612 (+4%)	3mo	$268,000	$166	46
625 W 16th St	0.42mi	3/2.0 (-1)	1,333 (-14%)	3mo	$175,000	$131	46
1608 Salinger Ave	0.52mi	3/2.0 (-1)	1,744 (+12%)	2mo	$155,000	$89	44
611 W 21st St	0.70mi	4/3.0	1,400 (-10%)	3mo	$290,000	$207	41
711 W 21st St	0.74mi	4/3.0	1,701 (+10%)	2mo	$223,750	$132	40
1206 Amy Ave	0.69mi	3/2.0 (-1)	1,728 (+12%)	2mo	$324,000	$188	38

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: 6.6%
• Equity multiple: 1.26×
• Total profit: $7,245
• Equity at exit: $14,895

10-year hold

• IRR: 16.0%
• Equity multiple: 2.30×
• Total profit: $36,480
• Equity at exit: $8,638

Cash invested: $27,972 (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 51401

• Home prices YoY: -22.3%
• Active inventory: 92
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$92 /mo · $1,102/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $368

Break-even live

Break-even rent $832

Max offer price $99,900

Occupancy floor 67%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $99,900 Active 38 DOM
2. 2026-06-17
   days on market $99,900 Active 37 DOM
3. 2026-06-16
   days on market $99,900 Active 36 DOM
4. 2026-06-15
   days on market $99,900 Active 35 DOM
5. 2026-06-13
   days on market $99,900 Active 33 DOM
6. 2026-06-12
   days on market $99,900 Active 32 DOM
7. 2026-06-09
   days on market $99,900 Active 29 DOM
8. 2026-06-08
   days on market $99,900 Active 28 DOM
9. 2026-06-07
   days on market $99,900 Active 27 DOM
10. 2026-06-07
    days on market $99,900 Active 26 DOM
11. 2026-06-04
    days on market $99,900 Active 23 DOM
12. 2026-06-02
    days on market $99,900 Active 22 DOM
13. 2026-06-01
    days on market $99,900 Active 21 DOM
14. 2026-05-31
    days on market $99,900 Active 20 DOM
15. 2026-05-31
    days on market $99,900 Active 19 DOM
16. 2026-05-11
    listed $99,900 Active 51-char remark
17. 2019-08-20
    soldstatus $59,000
18. 2019-08-14
    soldstatus $59,000 44-char remark

    Show marketing remark (44 chars)

    Central location, near schools and churches.

19. 2019-05-29
    listed $62,500 44-char remark

    Show marketing remark (44 chars)

    Central location, near schools and churches.

ⓘ 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: $1,102 · $92/mo
• Projected year-2 tax: $1,335 · $111/mo
• Expected delta: +$233/yr (+$19/mo · 21.2%)

ⓘ 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 ≥101°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: $15,574
• − Mortgage interest: −$5,596
• − Property taxes: −$1,102
• − Insurance: −$500
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$2,906
• Taxable income: $2,978
• Est. tax owed @ 24.0%: −$715
• After-tax cash flow: $3,700/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: Carroll Community School District
• NCES district ID: 1906330
• Math proficiency: 72% ▼ -6.00%
• Reading proficiency: 72% ▲ 2.00%
• Median HH income: $50,124
• Composite: 61.04/100
• National rank: #793
• State rank: #113 of 289 in IA

Livability — Carroll

• Score: 82/100
• State rank: #54
• US rank: #1282

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carroll, IA
• City population: 12,113
• Population (ZIP): 12,113

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 19,745 people
• By 2030: 19,244 · -2.5%
• By 2040: 18,251 · -7.6%
• By 2050: 17,223 · -12.8%
• By 2075: 16,258 · -17.7%
• By 2100: 15,591 · -21.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Italian 2% Lithuanian 2% Iranian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+41.9) · D 28.4% · R 70.3% · Other 1.4%
• 2008→2024 swing: -45.6pp toward R · 2008: 3.6pp · 2024: -41.9pp
• All cycles: 2024: R+41.9 2020: R+37.8 2016: R+31.8 2012: R+6.3 2008: D+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -76.74%
• Current HPI: 267.0068
• 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

+59.8% since first listed

6 events — show timeline

• 2026-06-01 Relisted — IAR
• 2026-06-01 Pending — IAR
• 2026-05-11 Listed $99,900 IAR
• 2019-08-20 Sold (Public Records) $59,000 Public Records
• 2019-08-14 Sold (MLS) $59,000 IAR
• 2019-05-29 Listed $62,500 IAR

Property tax history

+8.2%/yr

Latest (2025): $1,102 · +2.0% YoY. Source: county tax records.