132 Elm St · Janesville, IA 50647

$17,500

4 bd · 2.0 ba · 1,668 sqft · SingleFamily public records · 22 Days on market

Built 1870 8,712 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Appreciation +5.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

4 bedroom, 1 bath, 2-story home with detached garage. Property needs substantial remodeling, and is being sold "as is, where is" with no warranties with all personal items to remain.

Key facts

• 8,712 sq ft lot
• Garage
• Built 1870

Property features AI

Finance

• Other: Residential property

Exterior

• Parking: Detached carport with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2-story
• Construction: Vinyl siding; Shingle/asphalt roof
• Exterior features: 66 x 132 lot (0.2 acres); R-1 zoning

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No cooling
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $18k.

Deal economics

• At list price, monthly cash flow is $887 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $18k).
• Recommended offer: $17k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#58 in IA, #1,342 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Janesville Consolidated School District (rural): math 68% / reading 73% proficiency, ranked #118 of 289 in IA (top 41%) — strong family-tenant draw, lease renewals of 3-5y typical; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Janesville Elementary School (math 67% / reading 67%, grade B+, #273 of 616 statewide, top 51%, 267 students, 17% FRL); Janesville Junior-Senior High School (math 67% / reading 77%, grade B+, #117 of 336 statewide, top 39%, 237 students, 23% FRL).
• Market conditions: 29 active listings in the ZIP; 34 units permitted in Bremer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $219 of equity ($121 loan paydown + $98 appreciation (0.6% local appreciation)).
• Bremer County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.6% appreciation + 3.0% rent growth), your $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($17k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: property tax is 4.3% of price; built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $17,237 (1.5% below list)

Questions for the listing agent

1. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 7.59% ✓
• Cap rate: 67.14%
• Cash-on-cash: 217.31%
• DSCR: 10.67
• GRM: 1.1

CMA / ARV

• ARV (on-the-fly): $261,876
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
326 Elm Street St	0.15mi	3/1.0 (-1)	1,608 (-4%)	12mo	$195,000	$121	68
605 1st St	0.19mi	3/1.5 (-1)	1,552 (-7%)	14mo	$226,000	$146	61
122 Cedar St	0.13mi	3/2.0 (-1)	1,900 (+14%)	24mo	$299,000	$157	46
715 Pine St	0.49mi	3/2.0 (-1)	1,498 (-10%)	19mo	$372,220	$248	40

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

Projected returns pro-forma

0.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.53×
• Total profit: $56,518
• Equity at exit: $5,579

10-year hold

• IRR: —
• Equity multiple: 26.51×
• Total profit: $125,012
• Equity at exit: $7,118

Cash invested: $4,900 (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 50647

• Home prices YoY: 0.3%
• Active inventory: 29
• Price-to-rent: 1.1×

Monthly cashflow live

• Estimated rent: $1,329 medium
• Mortgage (P&I): −$92
• Tax from tax record: −$63 /mo · $760/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $887

Break-even live

Break-even rent $206

Max offer price $17,500

Occupancy floor 28%

Sensitivity live

Price	-10% $897	-5% $892	+0% $887	+5% $882	+10% $877
Rent	-10% $782	-5% $835	+0% $887	+5% $940	+10% $992
Rate	-1.0pp $896	-0.5pp $892	base $887	+0.5pp $883	+1.0pp $878

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: $4,375
• Closing costs: $525
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-07
   statusdays on market $17,500 Pending 22 DOM
2. 2026-06-02
   days on market $17,500 Active 19 DOM
3. 2026-06-01
   days on market $17,500 Active 18 DOM
4. 2026-05-31
   days on market $17,500 Active 17 DOM
5. 2026-05-30
   days on market $17,500 Active 16 DOM
6. 2026-05-17
   status Active
7. 2026-04-13
   status Pending
8. 2026-04-10
   listed $17,500 Active

ⓘ 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: $760 · $63/mo
• Projected year-2 tax: $760 · $63/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥101°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: $15,946
• − Mortgage interest: −$980
• − Property taxes: −$760
• − Insurance: −$88
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$509
• Taxable income: $11,058
• Est. tax owed @ 24.0%: −$2,654
• After-tax cash flow: $7,995/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: Janesville Consolidated School District
• NCES district ID: 1915180
• Math proficiency: 68% ▼ -7.00%
• Reading proficiency: 73% ▼ -7.00%
• Median HH income: $60,322
• Composite: 60.75/100
• National rank: #824
• State rank: #118 of 289 in IA

Livability — Janesville

• Score: 81/100
• State rank: #58
• US rank: #1342

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Janesville, IA
• Population (ZIP): 2,073

Population outlook (Bremer County) Hauer SSP2

• Today (2025): 25,557 people
• By 2030: 25,842 · +1.1%
• By 2040: 26,206 · +2.5%
• By 2050: 26,620 · +4.2%
• By 2075: 27,635 · +8.1%
• By 2100: 28,760 · +12.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Portuguese 6% Iranian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Bremer

• 2024 margin: Strong R (+22.2) · D 38.3% · R 60.5% · Other 1.3%
• 2008→2024 swing: -31.5pp toward R · 2008: 9.3pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+16.1 2016: R+13.9 2012: D+2.5 2008: D+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.56%
• Current HPI: 193.0272
• 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

3 events — show timeline

• 2026-05-17 Relisted — NEIRBR as distributed by MLS GRID
• 2026-04-13 Pending — NEIRBR as distributed by MLS GRID
• 2026-04-10 Listed $17,500 NEIRBR as distributed by MLS GRID

Property tax history

+4.2%/yr

Latest (2025): $760 · +6.4% YoY. Source: county tax records.