419 Van Buren Street St · Wapello, IA 52653

$169,900

4 bd · 2.0 ba · 2,411 sqft · SingleFamily · 219 Days on market

Built 1906 9,387 sqft lot Est $210k · 19% under ↓ 24% since listing

---

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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• Schools +4.6/10.0
• Livability +3.8/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks

Very well maintained 2 story house sitting on a corner lot with mature trees to keep you shaded and cool on them hot summer days. 4 bed 2 bath home that has plenty of space for a growing family or just room to get away and get some quite space of your own. this home also has a screened in back porch along with a wood workers hideaway in the detached garage. Wait till you see the size of the storage basement!

Key facts

• Storage basement
• Corner lot
• Mature trees

Tags

• CORNER LOT
• MATURE TREES
• SCREENED IN BACK PORCH
• STORAGE BASEMENT

Property features AI

Exterior

• Parking: Detached gravel garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Two-story single family residence; Metal siding
• Construction: Metal siding construction
• Exterior features: Lot approximately 63 x 149

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-167 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (25.0% below list).
• Recommended offer: $127k (25.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#211 in IA, #3,881 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Wapello Community School District (rural): math 52% / reading 56% proficiency, ranked #267 of 289 in IA (top 92%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Wapello Elementary School (math 62% / reading 57%, grade B-, #390 of 616 statewide, top 69%, 239 students, 28% FRL); Wapello Junior High School (math 42% / reading 52%, grade D+, #228 of 246 statewide, top 93%, 109 students, 42% FRL); Wapello Senior High School (math 57% / reading 57%, grade C, #279 of 336 statewide, top 85%, 193 students, 38% FRL).
• Market conditions: 27 active listings in the ZIP; 9 units permitted in Louisa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Louisa County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,479 (25.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 219 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 0.75% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.21%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $209,757
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
418 S 2nd St	0.41mi	3/1.5 (-1)	2,392 (-1%)	12mo	$190,000	$79	63
327 S 2nd St	0.34mi	3/3.0 (-1)	2,181 (-10%)	2mo	$290,000	$133	58
745 S 5th St	0.61mi	3/1.0 (-1)	2,550 (+6%)	3mo	$171,500	$67	50
304 S Cedar St	0.36mi	3/2.0 (-1)	2,154 (-11%)	13mo	$187,500	$87	50
319 S 5th St	0.35mi	3/2.0 (-1)	2,164 (-10%)	15mo	$154,000	$71	49
14123 County Road G62	0.60mi	3/2.0 (-1)	2,494 (+3%)	19mo	$290,000	$116	46

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: 21.3%
• Equity multiple: 2.72×
• Total profit: $81,911
• Equity at exit: $153,059

10-year hold

• IRR: 19.3%
• Equity multiple: 6.25×
• Total profit: $249,621
• Equity at exit: $330,078

Cash invested: $47,572 (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 52653

• Home prices YoY: 13.8%
• Active inventory: 27
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,548/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-167

Break-even live

Break-even rent $1,486

Max offer price $145,727

Occupancy floor —

Sensitivity live

Price	-10% $-50	-5% $-108	+0% $-167	+5% $-226	+10% $-284
Rent	-10% $-268	-5% $-217	+0% $-167	+5% $-117	+10% $-66
Rate	-1.0pp $-81	-0.5pp $-124	base $-167	+0.5pp $-211	+1.0pp $-256

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-15
   status Pending
2. 2026-05-01
   historical Active Under Contract
3. 2026-04-05
   price $169,900
4. 2025-11-01
   price $199,000
5. 2025-10-06
   listed $224,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,297
• − Mortgage interest: −$9,517
• − Property taxes: −$2,548
• − Insurance: −$850
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$4,943
• Taxable loss: −$5,008
• Est. tax savings @ 24.0%: +$1,202
• After-tax cash flow: $-803/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: Wapello Community School District
• NCES district ID: 1929730
• Math proficiency: 52% ▲ 2.00%
• Reading proficiency: 56% ▼ -2.00%
• Median HH income: $49,857
• Composite: 46.08/100
• National rank: #2515
• State rank: #267 of 289 in IA

Livability — Wapello

• Score: 75/100
• State rank: #211
• US rank: #3881

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: Wapello, IA
• Population (ZIP): 3,203

Population outlook (Louisa County) Hauer SSP2

• Today (2025): 11,061 people
• By 2030: 10,869 · -1.7%
• By 2040: 10,400 · -6.0%
• By 2050: 9,878 · -10.7%
• By 2075: 9,425 · -14.8%
• By 2100: 9,584 · -13.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 6%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 4% Lithuanian 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 6%

Political lean MEDSL · Louisa

• 2024 margin: Solid R (+41.0) · D 28.8% · R 69.8% · Other 1.4%
• 2008→2024 swing: -45.2pp toward R · 2008: 4.2pp · 2024: -41.0pp
• All cycles: 2024: R+41.0 2020: R+33.3 2016: R+28.7 2012: D+0.7 2008: D+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.33%
• Current HPI: 192.9
• 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

-24.5% since first listed

5 events — show timeline

• 2026-05-15 Pending — IAR
• 2026-05-01 Contingent — IAR
• 2026-04-05 Price Changed $169,900 IAR
• 2025-11-01 Price Changed $199,000 IAR
• 2025-10-06 Listed $224,900 IAR