103 S 12th St · Marshalltown, IA 50158

$114,900

3 bd · 1.0 ba · 1,496 sqft · SingleFamily public records · 7 Days on market

Built 1910 2,614 sqft lot Est $133k · 14% 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).

• Cash flow +22.8/30.0
• ARV discount +13.7/15.0
• DSCR +7.3/10.0
• 1% rule +5.3/10.0
• Schools +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cute as can be!! Nice 3 bedroom home located close to Franklin & Miller Schools. Hardwood floors. Nice sized living room. Dining room. Main floor laundry. Hickory cabinets in the kitchen. Washer and dryer are reserved. There is one main floor bedroom and 2 bedrooms up. Large area at the top of the stairs that could be used for a nursery, toy area or computer area. New windows. New central air. Vinyl siding. Back yard has a newer concrete patio and vinyl privacy fence. Nice open front porch on the front. Don't miss this one! Call Today!!

Key facts

• Main floor laundry
• Hickory cabinets
• Vinyl siding

Tags

• HARDWOOD FLOORS
• HICKORY CABINETS
• MAIN FLOOR LAUNDRY
• NEW WINDOWS
• NEW CENTRAL AIR
• VINYL SIDING

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Single-family residence; One and one-half story
• Construction: Vinyl siding
• Exterior features: Privacy vinyl fencing; Lot approximately 0.06 acres

Interior

• Kitchen: Range; Refrigerator
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Range, Refrigerator; Hardwood floors; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $200 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Cap rate 8.4% vs local median 4.5% in Marshalltown — 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 78/100 on livability (#133 in IA, #2,464 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, amenities F.
• Marshalltown Community School District (town): math 50% / reading 52% proficiency, ranked #278 of 289 in IA (top 96%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 161 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 35 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Marshall County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $115k implies a 284% 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 $114,900

Questions for the listing agent

1. Built in 1910 — 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. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.47%
• DSCR: 1.33
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $133,144
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 S 8th St	0.37mi	3/1.5	1,520 (+2%)	4mo	$110,000	$72	75
1412 Summit St	0.42mi	3/1.0	1,407 (-6%)	2mo	$125,000	$89	68
912 W Church St	0.22mi	3/2.0	1,680 (+12%)	1mo	$150,000	$89	65
1012 W Boone St	0.21mi	3/2.0	1,355 (-9%)	7mo	$70,000	$52	65
1511 Fremont St	0.45mi	3/2.0	1,418 (-5%)	2mo	$140,000	$99	64
1501 Summit St	0.51mi	4/1.0 (+1)	1,528 (+2%)	7mo	$60,500	$40	62
208 S 7th St	0.48mi	4/1.0 (+1)	1,314 (-12%)	2mo	$129,900	$99	51
7 S 5th St	0.61mi	3/1.0	1,344 (-10%)	5mo	$90,000	$67	50
603 Fremont St	0.62mi	3/1.5	1,362 (-9%)	6mo	$122,000	$90	49
1605 Summit St	0.59mi	3/2.0	1,664 (+11%)	2mo	$135,000	$81	48
9 S 4th St	0.70mi	4/1.5 (+1)	1,680 (+12%)	4mo	$133,000	$79	36
1608 W Lincoln Way	0.69mi	3/2.0	1,705 (+14%)	5mo	$300,000	$176	36

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-5,876
• Equity at exit: $17,132

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $11,242
• Equity at exit: $9,934

Cash invested: $32,172 (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 50158

• Active inventory: 161
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,186 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$86 /mo · $1,032/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $200

Break-even live

Break-even rent $932

Max offer price $114,900

Occupancy floor 78%

Sensitivity live

Price	-10% $265	-5% $233	+0% $200	+5% $168	+10% $135
Rent	-10% $107	-5% $154	+0% $200	+5% $247	+10% $294
Rate	-1.0pp $258	-0.5pp $230	base $200	+0.5pp $171	+1.0pp $140

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 Washington St Marshalltown, IA	3.0	1.0–2.0	1098	$1,262	$1.15	44d	3	0.57mi
511 W State St Unit 3 Marshalltown, IA	4.0	2.0	1580	$1,150	$0.73	44d	1	0.61mi
511 W State St Unit 5 Marshalltown, IA	2.0	1.0	911	$895	$0.98	44d	1	0.61mi

Listing history 7 events

1. 2026-06-19
   days on market $114,900 Active 7 DOM
2. 2026-06-18
   days on market $114,900 Active 6 DOM
3. 2026-06-17
   days on market $114,900 Active 5 DOM
4. 2026-06-16
   days on market $114,900 Active 4 DOM
5. 2026-06-15
   days on market $114,900 Active 3 DOM
6. 2026-06-13
   remarks 546-char remark
7. 2026-06-13
   listed $114,900 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: $1,032 · $86/mo
• Projected year-2 tax: $1,418 · $118/mo
• Expected delta: +$386/yr (+$32/mo · 37.4%)

ⓘ 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 ≥102°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: $14,229
• − Mortgage interest: −$6,436
• − Property taxes: −$1,032
• − Insurance: −$574
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$3,343
• Taxable income: $567
• Est. tax owed @ 24.0%: −$136
• After-tax cash flow: $2,268/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: Marshalltown Community School District
• NCES district ID: 1918720
• Math proficiency: 50% ▼ -8.00%
• Reading proficiency: 52% ▬ 0.00%
• Median HH income: $47,877
• Composite: 43.41/100
• National rank: #3015
• State rank: #278 of 289 in IA

Livability — Marshalltown

• Score: 78/100
• State rank: #133
• US rank: #2464

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshalltown, IA
• County: Marshall County · 31,396 people
• City population: 31,396
• Metro: Marshalltown, IA
• Population (ZIP): 31,396
• Household income: $70,367
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 369.0

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 41,166 people
• By 2030: 41,477 · +0.8%
• By 2040: 42,548 · +3.4%
• By 2050: 44,472 · +8.0%
• By 2075: 52,719 · +28.1%
• By 2100: 60,912 · +48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (60%)
• Race & ethnicity: White 60% Hispanic / Latino 30% Two or more races 14% Asian 5% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 25%
• Common ancestry: Portuguese 3% Italian 2% Iranian 1%
• Foreign-born: 17% · Canada, Philippines, China
• Languages at home: 71% English-only · Spanish 24% Other Asian/Pacific 4% French/Haitian/Cajun 1%

Political lean MEDSL · Marshall

• 2024 margin: R (+15.6) · D 41.4% · R 57.0% · Other 1.6%
• 2008→2024 swing: -24.9pp toward R · 2008: 9.3pp · 2024: -15.6pp
• All cycles: 2024: R+15.6 2020: R+7.7 2016: R+8.5 2012: D+8.9 2008: D+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -161.80%
• Current HPI: 177.4692
• Rent YoY: —
• Metro: Marshalltown, IA
• 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

+284.3% since first listed

2 events — show timeline

• 2026-06-12 Listed $114,900 IAR
• 2003-10-08 Sold (Public Records) $29,900 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,032 · +6.0% YoY. Source: county tax records.