421 S Jefferson St · Sigourney, IA 52591

$94,900

2 bd · 1.0 ba · 894 sqft · SingleFamily public records · 5 Days on market

Built 1900 8,712 sqft lot Est $96k · at est.

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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).

• Cash flow +16.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.9/15.0
• Schools +6.1/10.0
• DSCR +4.9/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to this charming 2 bedroom, 1 bath cottage that offers comfort and an abundance of natural light, with an open floor plan & functional layout, featuring beautiful hardwood floors and trim. Conveniently located close to the elementary school and to the downtown square. Also features a spacious bathroom offering plenty of storage with two closets and a large cabinet that can house a stackable washer and dryer with hook-ups readily available. Updates include a new metal roof in 2024 and a new front porch in 2022. Updated electrical 2010. Sale includes refrigerator, stove, washer, & dryer. The kitchen pantry cabinet is negotiable. Monthly average gas & electric $17

Key facts

• Open floor plan
• New metal roof
• Large cabinet

Tags

• OPEN FLOOR PLAN
• HARDWOOD FLOORS
• SPACIOUS BATHROOM
• STORAGE WITH TWO CLOSETS
• LARGE CABINET
• NEW METAL ROOF

Property features AI

Exterior

• Parking: Detached gravel garage with 2 car spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Public water; Public sewer; Lot approximately 0.2 acres (66 x 132)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $46 ($556/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (9.9% below list).
• Recommended offer: $85k (9.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#108 in IA, #2,086 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Sigourney Community School District (rural): math 76% / reading 68% proficiency, ranked #122 of 289 in IA (top 42%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 25 active listings in the ZIP; 1 units permitted in Keokuk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($656 loan paydown + $9k appreciation (10.0% local appreciation)).
• Keokuk County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $25k; list at $95k implies a 280% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,472 (9.9% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $95,658
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 W Washington St	0.32mi	3/1.0 (+1)	913 (+2%)	1mo	$97,500	$107	75
306 S Main St	0.13mi	2/1.0	1,012 (+13%)	1mo	$75,000	$74	71
908 S Main St	0.30mi	2/1.0	960 (+7%)	8mo	$125,000	$130	67
514 S Stuart St	0.16mi	2/1.0	768 (-14%)	13mo	$35,000	$46	58
208 E Jackson St	0.47mi	2/1.0	912 (+2%)	22mo	$30,000	$33	56
612 S Stone St	0.25mi	2/1.0	1,008 (+13%)	13mo	$153,500	$152	56

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 3.06×
• Total profit: $54,634
• Equity at exit: $85,493

10-year hold

• IRR: 22.7%
• Equity multiple: 6.97×
• Total profit: $158,558
• Equity at exit: $184,370

Cash invested: $26,572 (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 52591

• Home prices YoY: 22.5%
• Active inventory: 25
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $855 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$92 /mo · $1,100/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $46

Break-even live

Break-even rent $796

Max offer price $94,900

Occupancy floor 90%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $94,900 Active 5 DOM
2. 2026-06-17
   days on market $94,900 Active 4 DOM
3. 2026-06-16
   days on market $94,900 Active 3 DOM
4. 2026-06-15
   days on market $94,900 Active 2 DOM
5. 2026-06-13
   remarks 687-char remark
6. 2026-06-13
   listed $94,900 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: $1,100 · $92/mo
• Projected year-2 tax: $1,295 · $108/mo
• Expected delta: +$195/yr (+$16/mo · 17.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,257
• − Mortgage interest: −$5,316
• − Property taxes: −$1,100
• − Insurance: −$474
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$2,761
• Taxable loss: −$1,036
• Est. tax savings @ 24.0%: +$249
• After-tax cash flow: $805/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: Sigourney Community School District
• NCES district ID: 1926280
• Math proficiency: 76% ▼ -7.00%
• Reading proficiency: 68% ▼ -9.00%
• Median HH income: $44,250
• Composite: 60.52/100
• National rank: #840
• State rank: #122 of 289 in IA

Livability — Sigourney

• Score: 79/100
• State rank: #108
• US rank: #2086

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: Sigourney, IA
• Population (ZIP): 2,646

Population outlook (Keokuk County) Hauer SSP2

• Today (2025): 9,354 people
• By 2030: 8,885 · -5.0%
• By 2040: 7,956 · -14.9%
• By 2050: 7,123 · -23.9%
• By 2075: 5,777 · -38.2%
• By 2100: 4,808 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Italian 3% English 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 4%

Political lean MEDSL · Keokuk

• 2024 margin: Solid R (+51.5) · D 23.7% · R 75.2% · Other 1.1%
• 2008→2024 swing: -47.9pp toward R · 2008: -3.6pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+44.9 2016: R+43.6 2012: R+10.4 2008: R+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 47.08%
• Current HPI: 256.0682
• 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

+279.6% since first listed

2 events — show timeline

• 2026-06-12 Listed $94,900 IAR
• 2010-09-29 Sold (Public Records) $25,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,100 · +0.5% YoY. Source: county tax records.