437 Harrison St · Miles, IA 52064

$149,500

4 bd · 1.5 ba · 1,628 sqft · SingleFamily public records · 62 Days on market

Built 1920 7,840 sqft lot $92/sqft · 28% below area Est $208k · 28% 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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• Schools +5.3/10.0
• Appreciation +5.0/10.0
• DSCR +4.3/10.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming home full of character and nestled in a quiet neighborhood community! The exterior of the home has been nicely updated with all new gutters, siding, roofing, some windows, and lighting completed in 2024. All outside updates add to great curb appeal. The spacious garage is 24 x 32 with an 8ft tall door to accommodate larger vehicles, storage or perhaps an extra space for projects. The interior features beautiful original woodwork and great bones. Appliances stay with home. Main floor is the location of the first bedroom and it does have a water closet. This home offers tons of potential and is perfect for someone looking to make it there own.

Key facts

• New lighting
• New siding
• New gutters

Tags

• NEW GUTTERS
• NEW SIDING
• NEW ROOFING
• SOME WINDOWS
• NEW LIGHTING
• SPACIOUS GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $26 ($307/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (18.7% below list).
• Recommended offer: $122k (18.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#512 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: amenities F, commute F, health & safety F.
• Easton Valley Community School District (rural): math 62% / reading 63% proficiency, ranked #218 of 289 in IA (top 75%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 active listings in the ZIP; 20 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Jackson County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,610 (18.7% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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?
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: 0.81% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.73%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (median comp): $208,102
• List price: $149,500
• Delta: -28.16%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
661 Sunset Dr	0.20mi	3/2.0 (-1)	1,707 (+5%)	14mo	$230,500	$135	64
661 Sunset Dr	0.20mi	3/2.0 (-1)	1,707 (+5%)	14mo	$230,500	$135	64

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: 8.2%
• Equity multiple: 1.47×
• Total profit: $19,599
• Equity at exit: $67,222

10-year hold

• IRR: 10.8%
• Equity multiple: 2.61×
• Total profit: $67,449
• Equity at exit: $103,597

Cash invested: $41,860 (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 52064

• Active inventory: 7
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$89 /mo · $1,066/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $26

Break-even live

Break-even rent $1,184

Max offer price $149,500

Occupancy floor 93%

Sensitivity live

Price	-10% $110	-5% $68	+0% $26	+5% $-17	+10% $-59
Rent	-10% $-70	-5% $-22	+0% $26	+5% $74	+10% $122
Rate	-1.0pp $101	-0.5pp $64	base $26	+0.5pp $-13	+1.0pp $-53

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $149,500 Active 62 DOM
2. 2026-06-19
   days on market $149,500 Active 60 DOM
3. 2026-06-18
   days on market $149,500 Active 59 DOM
4. 2026-06-17
   days on market $149,500 Active 58 DOM
5. 2026-06-16
   days on market $149,500 Active 57 DOM
6. 2026-06-15
   days on market $149,500 Active 56 DOM
7. 2026-06-14
   days on market $149,500 Active 54 DOM
8. 2026-06-12
   pricedays on market $149,500 Active 53 DOM
9. 2026-06-09
   days on market $157,000 Active 50 DOM
10. 2026-06-08
    days on market $157,000 Active 49 DOM
11. 2026-06-07
    days on market $157,000 Active 48 DOM
12. 2026-06-05
    days on market $157,000 Active 46 DOM
13. 2026-06-03
    days on market $157,000 Active 44 DOM
14. 2026-06-02
    days on market $157,000 Active 43 DOM
15. 2026-06-01
    days on market $157,000 Active 42 DOM
16. 2026-05-31
    days on market $157,000 Active 41 DOM
17. 2026-05-30
    days on market $157,000 Active 40 DOM
18. 2026-04-18
    listed $157,000 Active 658-char remark

    Show marketing remark (658 chars)

    Charming home full of character and nestled in a quiet neighborhood community! The exterior of the home has been nicely updated with all new gutters, siding, roofing, some windows, and lighting completed in 2024. All outside updates add to great curb appeal. The spacious garage is 24 x 32 with an 8ft tall door to accommodate larger vehicles, storage or perhaps an extra space for projects. The interior features beautiful original woodwork and great bones. Appliances stay with home. Main floor is the location of the first bedroom and it does have a water closet. This home offers tons of potential and is perfect for someone looking to make it there own.

ⓘ 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: $1,066 · $89/mo
• Projected year-2 tax: $1,707 · $142/mo
• Expected delta: +$641/yr (+$53/mo · 60.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,593
• − Mortgage interest: −$8,374
• − Property taxes: −$1,066
• − Insurance: −$748
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$4,349
• Taxable loss: −$2,279
• Est. tax savings @ 24.0%: +$547
• After-tax cash flow: $854/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: Easton Valley Community School District
• NCES district ID: 1910130
• Math proficiency: 62% ▼ -2.00%
• Reading proficiency: 63% ▬ 0.00%
• Median HH income: $51,496
• Composite: 53.29/100
• National rank: #1484
• State rank: #218 of 289 in IA

Livability — Miles

• Score: 66/100
• State rank: #512
• US rank: #11390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miles, IA
• Population (ZIP): 727

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 18,736 people
• By 2030: 18,227 · -2.7%
• By 2040: 17,049 · -9.0%
• By 2050: 15,848 · -15.4%
• By 2075: 13,660 · -27.1%
• By 2100: 11,167 · -40.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Danish 3% Iranian 3% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+32.5) · D 33.1% · R 65.6% · Other 1.3%
• 2008→2024 swing: -56.9pp toward R · 2008: 24.4pp · 2024: -32.5pp
• All cycles: 2024: R+32.5 2020: R+26.1 2016: R+19.4 2012: D+16.8 2008: D+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

1 event — show timeline

• 2026-04-18 Listed $157,000 MRED as Distributed by MLS Grid

Property tax history

+1.6%/yr

Latest (2025): $1,066 · -4.5% YoY. Source: county tax records.