1207 Bruce St · Ruthven, IA 51358

$89,900

2 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 236 Days on market

Built 1995 8,712 sqft lot $81/sqft · 21% below area Est $113k · 21% 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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.7/10.0
• Appreciation +5.7/10.0
• Schools +4.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome home to this adorable and inviting 2-bedroom, 1-bath charmer that perfectly blends comfort and convenience. Step inside to discover a fully equipped kitchen complete with ample pantry storage, an adjoining dining area, and plenty of space for cooking and entertaining. The cozy, single-level layout offers easy main-floor living with two comfortable bedrooms, a full bathroom, and a designated laundry area – making this home ideal for first-time buyers, downsizers, or anyone seeking low-maintenance living. An attached 1-car garage and yard shed provide added convenience and extra storage, while the home’s setting lets you enjoy the warmth and friendliness of small-town life in Ruthven – just a short distance from nearby amenities.

Key facts

• Ample pantry storage
• Attached garage
• Yard shed

Tags

• FULLY EQUIPPED KITCHEN
• AMPLE PANTRY STORAGE
• ADJOINING DINING AREA
• DESIGNATED LAUNDRY AREA
• ATTACHED GARAGE
• YARD SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($964 rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#534 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D, amenities F.
• Ruthven-Ayrshire Community School District (rural): math 50% / reading 60% proficiency, ranked #309 of 330 in IA (top 94%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 16 active listings in the ZIP; 19 units permitted in Palo Alto County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($622 loan paydown + $1k appreciation (1.4% local appreciation)).
• Palo Alto County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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: 1.07% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.17%
• DSCR: 1.32
• GRM: 7.8

CMA / ARV

• ARV (median comp): $113,160
• List price: $89,900
• Delta: -20.55%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1503 Ruthven St	0.21mi	2/1.0	1,016 (-8%)	16mo	$19,500	$19	64
1707 Washington St	0.31mi	2/1.0	1,248 (+13%)	11mo	$91,000	$73	55
3522 350th Ave	0.70mi	3/1.0 (+1)	1,195 (+8%)	1mo	$225,000	$188	48

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

Projected returns pro-forma

1.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.51×
• Total profit: $12,909
• Equity at exit: $32,429

10-year hold

• IRR: 13.4%
• Equity multiple: 2.69×
• Total profit: $42,544
• Equity at exit: $44,473

Cash invested: $25,172 (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 51358

• Home prices YoY: 0.5%
• Active inventory: 16
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $964 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$102 /mo · $1,228/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $150

Break-even live

Break-even rent $774

Max offer price $89,900

Occupancy floor 79%

Sensitivity live

Price	-10% $201	-5% $176	+0% $150	+5% $125	+10% $100
Rent	-10% $74	-5% $112	+0% $150	+5% $189	+10% $227
Rate	-1.0pp $196	-0.5pp $173	base $150	+0.5pp $127	+1.0pp $104

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $89,900 Active 236 DOM
2. 2026-06-21
   days on market $89,900 Active 235 DOM
3. 2026-06-18
   days on market $89,900 Active 233 DOM
4. 2026-06-17
   days on market $89,900 Active 232 DOM
5. 2026-06-16
   days on market $89,900 Active 231 DOM
6. 2026-06-15
   days on market $89,900 Active 230 DOM
7. 2026-06-13
   days on market $89,900 Active 228 DOM
8. 2026-06-12
   days on market $89,900 Active 227 DOM
9. 2026-06-09
   days on market $89,900 Active 224 DOM
10. 2026-06-08
    days on market $89,900 Active 223 DOM
11. 2026-06-07
    days on market $89,900 Active 222 DOM
12. 2026-06-05
    days on market $89,900 Active 220 DOM
13. 2026-06-04
    days on market $89,900 Active 218 DOM
14. 2026-06-02
    days on market $89,900 Active 217 DOM
15. 2026-06-01
    days on market $89,900 Active 216 DOM
16. 2026-05-31
    days on market $89,900 Active 215 DOM
17. 2026-05-31
    days on market $89,900 Active 214 DOM
18. 2026-04-16
    price $89,900 763-char remark

    Show marketing remark (763 chars)

    Welcome home to this adorable and inviting 2-bedroom, 1-bath charmer that perfectly blends comfort and convenience. Step inside to discover a fully equipped kitchen complete with ample pantry storage, an adjoining dining area, and plenty of space for cooking and entertaining. The cozy, single-level layout offers easy main-floor living with two comfortable bedrooms, a full bathroom, and a designated laundry area – making this home ideal for first-time buyers, downsizers, or anyone seeking low-maintenance living. An attached 1-car garage and yard shed provide added convenience and extra storage, while the home’s setting lets you enjoy the warmth and friendliness of small-town life in Ruthven – just a short distance from nearby amenities.

19. 2026-03-20
    status Active 763-char remark

    Show marketing remark (763 chars)

    Welcome home to this adorable and inviting 2-bedroom, 1-bath charmer that perfectly blends comfort and convenience. Step inside to discover a fully equipped kitchen complete with ample pantry storage, an adjoining dining area, and plenty of space for cooking and entertaining. The cozy, single-level layout offers easy main-floor living with two comfortable bedrooms, a full bathroom, and a designated laundry area – making this home ideal for first-time buyers, downsizers, or anyone seeking low-maintenance living. An attached 1-car garage and yard shed provide added convenience and extra storage, while the home’s setting lets you enjoy the warmth and friendliness of small-town life in Ruthven – just a short distance from nearby amenities.

20. 2026-03-15
    historical Active Under Contract 763-char remark

    Show marketing remark (763 chars)

    Welcome home to this adorable and inviting 2-bedroom, 1-bath charmer that perfectly blends comfort and convenience. Step inside to discover a fully equipped kitchen complete with ample pantry storage, an adjoining dining area, and plenty of space for cooking and entertaining. The cozy, single-level layout offers easy main-floor living with two comfortable bedrooms, a full bathroom, and a designated laundry area – making this home ideal for first-time buyers, downsizers, or anyone seeking low-maintenance living. An attached 1-car garage and yard shed provide added convenience and extra storage, while the home’s setting lets you enjoy the warmth and friendliness of small-town life in Ruthven – just a short distance from nearby amenities.

21. 2025-12-10
    price $99,900 763-char remark

    Show marketing remark (763 chars)

    Welcome home to this adorable and inviting 2-bedroom, 1-bath charmer that perfectly blends comfort and convenience. Step inside to discover a fully equipped kitchen complete with ample pantry storage, an adjoining dining area, and plenty of space for cooking and entertaining. The cozy, single-level layout offers easy main-floor living with two comfortable bedrooms, a full bathroom, and a designated laundry area – making this home ideal for first-time buyers, downsizers, or anyone seeking low-maintenance living. An attached 1-car garage and yard shed provide added convenience and extra storage, while the home’s setting lets you enjoy the warmth and friendliness of small-town life in Ruthven – just a short distance from nearby amenities.

22. 2025-12-01
    price $109,900 763-char remark

    Show marketing remark (763 chars)

    Welcome home to this adorable and inviting 2-bedroom, 1-bath charmer that perfectly blends comfort and convenience. Step inside to discover a fully equipped kitchen complete with ample pantry storage, an adjoining dining area, and plenty of space for cooking and entertaining. The cozy, single-level layout offers easy main-floor living with two comfortable bedrooms, a full bathroom, and a designated laundry area – making this home ideal for first-time buyers, downsizers, or anyone seeking low-maintenance living. An attached 1-car garage and yard shed provide added convenience and extra storage, while the home’s setting lets you enjoy the warmth and friendliness of small-town life in Ruthven – just a short distance from nearby amenities.

23. 2025-11-06
    price $119,900 763-char remark

    Show marketing remark (763 chars)

    Welcome home to this adorable and inviting 2-bedroom, 1-bath charmer that perfectly blends comfort and convenience. Step inside to discover a fully equipped kitchen complete with ample pantry storage, an adjoining dining area, and plenty of space for cooking and entertaining. The cozy, single-level layout offers easy main-floor living with two comfortable bedrooms, a full bathroom, and a designated laundry area – making this home ideal for first-time buyers, downsizers, or anyone seeking low-maintenance living. An attached 1-car garage and yard shed provide added convenience and extra storage, while the home’s setting lets you enjoy the warmth and friendliness of small-town life in Ruthven – just a short distance from nearby amenities.

24. 2025-10-28
    listed $130,000 Active 763-char remark

    Show marketing remark (763 chars)

    Welcome home to this adorable and inviting 2-bedroom, 1-bath charmer that perfectly blends comfort and convenience. Step inside to discover a fully equipped kitchen complete with ample pantry storage, an adjoining dining area, and plenty of space for cooking and entertaining. The cozy, single-level layout offers easy main-floor living with two comfortable bedrooms, a full bathroom, and a designated laundry area – making this home ideal for first-time buyers, downsizers, or anyone seeking low-maintenance living. An attached 1-car garage and yard shed provide added convenience and extra storage, while the home’s setting lets you enjoy the warmth and friendliness of small-town life in Ruthven – just a short distance from nearby amenities.

25. 2021-07-26
    soldstatus $60,000
26. 2011-08-24
    soldstatus $50,000
27. 2007-10-04
    soldstatus $48,000
28. 2006-10-13
    soldstatus $44,000

ⓘ 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: $1,228 · $102/mo
• Projected year-2 tax: $1,320 · $110/mo
• Expected delta: +$92/yr (+$8/mo · 7.5%)

ⓘ 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 ≥99°F today · 16 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: $11,571
• − Mortgage interest: −$5,036
• − Property taxes: −$1,228
• − Insurance: −$450
• − Repairs & maintenance: −$926
• − Management: −$926
• − Depreciation: −$2,615
• Taxable income: $391
• Est. tax owed @ 24.0%: −$94
• After-tax cash flow: $1,712/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: Ruthven-Ayrshire Community School District
• NCES district ID: 1925050
• Math proficiency: 50% ▼ -25.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $44,398
• Composite: 48.19/100
• National rank: #4727
• State rank: #309 of 330 in IA

Livability — Ruthven

• Score: 66/100
• State rank: #534
• US rank: #11944

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ruthven, IA
• City population: 1,277
• Population (ZIP): 1,277

Population outlook (Palo Alto County) Hauer SSP2

• Today (2025): 8,816 people
• By 2030: 8,634 · -2.1%
• By 2040: 8,334 · -5.5%
• By 2050: 8,232 · -6.6%
• By 2075: 8,533 · -3.2%
• By 2100: 8,976 · +1.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 11% Hispanic / Latino 5% Asian 1%
• Common ancestry: Portuguese 5% Russian 3% Iranian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 97% English-only · Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Palo Alto

• 2024 margin: Solid R (+45.0) · D 26.9% · R 71.9% · Other 1.2%
• 2008→2024 swing: -47.8pp toward R · 2008: 2.8pp · 2024: -45.0pp
• All cycles: 2024: R+45.0 2020: R+37.3 2016: R+36.0 2012: R+10.8 2008: D+2.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.37%
• Current HPI: 266.9712
• 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

+104.3% since first listed

11 events — show timeline

• 2026-04-16 Price Changed $89,900 Iowa Great Lakes BOR
• 2026-03-20 Relisted — Iowa Great Lakes BOR
• 2026-03-15 Contingent — Iowa Great Lakes BOR
• 2025-12-10 Price Changed $99,900 Iowa Great Lakes BOR
• 2025-12-01 Price Changed $109,900 Iowa Great Lakes BOR
• 2025-11-06 Price Changed $119,900 Iowa Great Lakes BOR
• 2025-10-28 Listed $130,000 Iowa Great Lakes BOR
• 2021-07-26 Sold (Public Records) $60,000 Public Records
• 2011-08-24 Sold (Public Records) $50,000 Public Records
• 2007-10-04 Sold (Public Records) $48,000 Public Records
• 2006-10-13 Sold (Public Records) $44,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,228 · +4.2% YoY. Source: county tax records.