820 Garfield St · Granville, IA 51022

$129,900

3 bd · 1.0 ba · 1,432 sqft · SingleFamily public records · 33 Days on market

Built 1900 0.45 ac lot Est $185k · 30% 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 +15.4/30.0
• ARV discount +15.0/15.0
• Schools +7.2/10.0
• Appreciation +7.1/10.0
• DSCR +4.7/10.0
• 1% rule +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This listing is a wholesale listing! Discover an inviting open-concept layout featuring a modern kitchen and updated bathroom. This 1,432 sqft residence boasts oak flooring, fresh living room updates, and newer appliances. Modernized electrical and plumbing systems provide peace of mind, while the roof remains reliable. The flexible floor plan currently offers three bedrooms with the potential for a fourth. Situated on nearly half an acre, the property includes a spacious three-car detached garage. This well-maintained space is ready for final personal flourishes to make it shine.

Key facts

• Oak flooring
• Newer appliances
• Modern kitchen

Tags

• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• UPDATED BATHROOM
• OAK FLOORING
• NEWER APPLIANCES
• MODERNIZED ELECTRICAL

Property features AI

Finance

• Other: Lot approximately 0.45 acres
• Financial info: Annual taxes listed

Exterior

• Parking: Detached gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Residential property
• Construction: Wood siding construction
• Exterior features: Shingle roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $51 ($609/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 $111k (14.9% below list).
• Recommended offer: $111k (14.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#546 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Moc-Floyd Valley Community School District (town): math 83% / reading 86% proficiency, ranked #12 of 289 in IA (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Orange City Elementary School (math 90% / reading 91%, grade A+, #5 of 616 statewide, top 1%, 457 students, 31% FRL); Moc-Floyd Valley Middle School (math 80% / reading 85%, grade A+, #16 of 246 statewide, top 8%, 329 students, 26% FRL); Moc-Floyd Valley High School (math 79% / reading 82%, grade A, #30 of 336 statewide, top 9%, 487 students, 26% FRL).
• Market conditions: 6 active listings in the ZIP; 201 units permitted in Sioux County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($898 loan paydown + $5k appreciation (4.2% local appreciation)).
• Sioux County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,559 (14.9% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.85% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $184,728
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
616 E Pine St	0.13mi	3/1.5	1,395 (-3%)	16mo	$180,000	$129	74
622 Long St	0.15mi	4/2.0 (+1)	1,576 (+10%)	1mo	$134,500	$85	67

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

Projected returns pro-forma

4.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.75×
• Total profit: $27,280
• Equity at exit: $67,375

10-year hold

• IRR: 13.6%
• Equity multiple: 3.27×
• Total profit: $82,682
• Equity at exit: $111,422

Cash invested: $36,372 (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 51022

• Home prices YoY: 3.5%
• Active inventory: 6
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,106 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$87 /mo · $1,048/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $51

Break-even live

Break-even rent $1,041

Max offer price $129,900

Occupancy floor 90%

Sensitivity live

Price	-10% $124	-5% $88	+0% $51	+5% $14	+10% $-23
Rent	-10% $-37	-5% $7	+0% $51	+5% $94	+10% $138
Rate	-1.0pp $116	-0.5pp $84	base $51	+0.5pp $17	+1.0pp $-17

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $129,900 Active 33 DOM
2. 2026-06-18
   days on market $129,900 Active 31 DOM
3. 2026-06-17
   days on market $129,900 Active 30 DOM
4. 2026-06-17
   price $129,900 Active 29 DOM
5. 2026-06-16
   days on market $144,900 Active 29 DOM
6. 2026-06-15
   days on market $144,900 Active 28 DOM
7. 2026-06-13
   days on market $144,900 Active 26 DOM
8. 2026-06-12
   days on market $144,900 Active 25 DOM
9. 2026-06-09
   days on market $144,900 Active 22 DOM
10. 2026-06-08
    days on market $144,900 Active 21 DOM
11. 2026-06-07
    days on market $144,900 Active 20 DOM
12. 2026-06-07
    days on market $144,900 Active 19 DOM
13. 2026-06-04
    days on market $144,900 Active 16 DOM
14. 2026-06-02
    days on market $144,900 Active 15 DOM
15. 2026-06-01
    days on market $144,900 Active 14 DOM
16. 2026-05-31
    days on market $144,900 Active 13 DOM
17. 2026-05-31
    days on market $144,900 Active 12 DOM
18. 2026-05-18
    listed $149,900 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: $1,048 · $87/mo
• Projected year-2 tax: $1,544 · $129/mo
• Expected delta: +$496/yr (+$41/mo · 47.3%)

ⓘ 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 · 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: $13,267
• − Mortgage interest: −$7,276
• − Property taxes: −$1,048
• − Insurance: −$650
• − Repairs & maintenance: −$1,061
• − Management: −$1,061
• − Depreciation: −$3,779
• Taxable loss: −$1,608
• Est. tax savings @ 24.0%: +$386
• After-tax cash flow: $995/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: Moc-Floyd Valley Community School District
• NCES district ID: 1918840
• Math proficiency: 83% ▬ 0.00%
• Reading proficiency: 86% ▼ -2.00%
• Median HH income: $59,388
• Composite: 72.28/100
• National rank: #204
• State rank: #12 of 289 in IA

Livability — Granville

• Score: 66/100
• State rank: #546
• US rank: #12242

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Granville, IA
• Population (ZIP): 966

Population outlook (Sioux County) Hauer SSP2

• Today (2025): 35,762 people
• By 2030: 36,317 · +1.6%
• By 2040: 37,204 · +4.0%
• By 2050: 37,990 · +6.2%
• By 2075: 39,504 · +10.5%
• By 2100: 39,809 · +11.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Iranian 22% Portuguese 3% Scottish 1%
• Foreign-born: 0%

Political lean MEDSL · Sioux

• 2024 margin: Solid R (+71.1) · D 13.9% · R 85.0% · Other 1.1%
• 2008→2024 swing: -8.3pp toward R · 2008: -62.8pp · 2024: -71.1pp
• All cycles: 2024: R+71.1 2020: R+66.5 2016: R+69.3 2012: R+68.0 2008: R+62.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.20%
• Current HPI: 123.6831
• 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

• 2026-05-18 Listed $149,900 NWIA

Property tax history

+3.6%/yr

Latest (2025): $1,048 · -0.9% YoY. Source: county tax records.