401 E 5th ST St · Villisca, IA 50864

$25,000

3 bd · 1.0 ba · 1,376 sqft · SingleFamily public records · 146 Days on market

Built 1908 ↓ 38% since listing

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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 +16.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +4.9/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tenant occupied 1.5 story ready for your imagination! Offers to be submitted on auction.com webstite. Please contact agent for more information. AMA per county assessor. Home to be sold as is, where is.

Key facts

• Built 1908
• Listed 145 days

🔨 Auction listing. The $25,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $142,193 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $83 ($993/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#350 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Villisca Community School District (rural): math 58% / reading 58% proficiency, ranked #256 of 289 in IA (top 89%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 17 active listings in the ZIP; 13 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($984 loan paydown + $14k appreciation (10.0% local appreciation)).
• Montgomery County population projected at -20% 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 $40k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — 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. 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: 0.82% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 10.2

CMA / ARV

• ARV (median comp): $142,193
• List price: $25,000
• Delta: -82.42%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 E 1st St	0.36mi	3/2.0	1,418 (+3%)	10mo	$53,000	$37	66
118 W High St	0.61mi	3/3.0	1,533 (+11%)	20mo	$187,000	$122	28

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: 26.1%
• Equity multiple: 3.08×
• Total profit: $82,641
• Equity at exit: $128,098

10-year hold

• IRR: 22.9%
• Equity multiple: 7.00×
• Total profit: $239,075
• Equity at exit: $276,249

Cash invested: $39,814 (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 50864

• Active inventory: 17
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $1,164 medium
• Mortgage (P&I): −$746
• Tax from tax record: −$32 /mo · $378/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $83

Break-even live

Break-even rent $1,059

Max offer price $142,193

Occupancy floor 88%

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: $35,548
• Closing costs: $4,266
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $25,000 Active 146 DOM
2. 2026-06-17
   days on market $25,000 Active 145 DOM
3. 2026-06-16
   days on market $25,000 Active 144 DOM
4. 2026-06-15
   days on market $25,000 Active 143 DOM
5. 2026-06-13
   days on market $25,000 Active 141 DOM
6. 2026-06-12
   days on market $25,000 Active 140 DOM
7. 2026-06-09
   days on market $25,000 Active 137 DOM
8. 2026-06-08
   days on market $25,000 Active 136 DOM
9. 2026-06-07
   days on market $25,000 Active 135 DOM
10. 2026-06-04
    days on market $25,000 Active 131 DOM
11. 2026-06-02
    days on market $25,000 Active 130 DOM
12. 2026-06-01
    days on market $25,000 Active 129 DOM
13. 2026-05-31
    days on market $25,000 Active 128 DOM
14. 2026-05-31
    days on market $25,000 Active 127 DOM
15. 2026-02-26
    price $25,000 202-char remark

    Show marketing remark (202 chars)

    Tenant occupied 1.5 story ready for your imagination! Offers to be submitted on auction.com webstite. Please contact agent for more information. AMA per county assessor. Home to be sold as is, where is.

16. 2026-01-23
    listed $30,000 Active 202-char remark

    Show marketing remark (202 chars)

    Tenant occupied 1.5 story ready for your imagination! Offers to be submitted on auction.com webstite. Please contact agent for more information. AMA per county assessor. Home to be sold as is, where is.

17. 2025-12-18
    status Pending
18. 2025-12-04
    price $30,000
19. 2025-11-11
    listed $40,000 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: $378 · $32/mo
• Projected year-2 tax: $385 · $32/mo
• Expected delta: +$7/yr (+$1/mo · 1.9%)

ⓘ 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 · 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: $13,962
• − Mortgage interest: −$7,965
• − Property taxes: −$378
• − Insurance: −$711
• − Repairs & maintenance: −$1,117
• − Management: −$1,117
• − Depreciation: −$4,137
• Taxable loss: −$1,462
• Est. tax savings @ 24.0%: +$351
• After-tax cash flow: $1,344/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: Villisca Community School District
• NCES district ID: 1929280
• Math proficiency: 58% ▼ -5.00%
• Reading proficiency: 58% ▲ 5.00%
• Median HH income: $42,223
• Composite: 48.68/100
• National rank: #2102
• State rank: #256 of 289 in IA

Livability — Villisca

• Score: 71/100
• State rank: #350
• US rank: #7170

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Villisca, IA
• Population (ZIP): 1,627

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 9,518 people
• By 2030: 9,116 · -4.2%
• By 2040: 8,303 · -12.8%
• By 2050: 7,595 · -20.2%
• By 2075: 6,568 · -31.0%
• By 2100: 5,800 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Portuguese 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Arabic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+39.1) · D 29.8% · R 68.9% · Other 1.3%
• 2008→2024 swing: -28.5pp toward R · 2008: -10.6pp · 2024: -39.1pp
• All cycles: 2024: R+39.1 2020: R+39.0 2016: R+42.4 2012: R+21.6 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 108.18%
• Current HPI: 269.67
• 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

-37.5% since first listed

5 events — show timeline

• 2026-02-26 Price Changed $25,000 SWIAR
• 2026-01-23 Listed $30,000 SWIAR
• 2025-12-18 Pending — SWIAR
• 2025-12-04 Price Changed $30,000 SWIAR
• 2025-11-11 Listed $40,000 SWIAR

Property tax history

+6.4%/yr

Latest (2025): $378 · +2.7% YoY. Source: county tax records.