1773 C Ave · Knoxville, IA 50138

$44,900

2 bd · 1.0 ba · 1,197 sqft · SingleFamily public records · 78 Days on market

Built 1940 7,187 sqft lot Est $79k · 43% under ↓ 55% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ranch-style home with strong upside potential in the Pershing neighborhood, southeast of Knoxville. Offered as-is and priced to reflect needed updates. Features one-level living with an open floor plan, providing a solid layout for future improvements or investment. Garage located behind the home is not included in this sale. Septic system is buyer responsibility.

Key facts

• Open floor plan
• One-level living
• 7,187 sq ft lot

Tags

• ONE-LEVEL LIVING
• OPEN FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.
• Cap rate 22.1% vs local median 2.4% in Knoxville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#406 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Twin Cedars Community School District (rural): math 50% / reading 62% proficiency, ranked #261 of 289 in IA (top 90%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Twin Cedars Elementary School (math 52% / reading 67%, grade B-, #390 of 616 statewide, top 69%, 202 students, 43% FRL); Twin Cedars Jr-Sr High School (math 47% / reading 57%, grade D+, #299 of 336 statewide, top 91%, 156 students, 47% FRL).
• Market conditions: 100 active listings in the ZIP; 122 units permitted in Marion County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $310 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Marion County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $20k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 2.52% ✓
• Cap rate: 22.13%
• Cash-on-cash: 56.57%
• DSCR: 3.52
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $79,002
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1768 F Ave	0.20mi	2/1.5	1,044 (-13%)	15mo	$69,000	$66	55

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: 55.0%
• Equity multiple: 3.42×
• Total profit: $30,483
• Equity at exit: $6,695

10-year hold

• IRR: 60.1%
• Equity multiple: 6.98×
• Total profit: $75,200
• Equity at exit: $3,882

Cash invested: $12,572 (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 50138

• Home prices YoY: -25.3%
• Active inventory: 100
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$49 /mo · $584/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $593

Break-even live

Break-even rent $383

Max offer price $44,900

Occupancy floor 43%

Sensitivity live

Price	-10% $618	-5% $605	+0% $593	+5% $580	+10% $567
Rent	-10% $503	-5% $548	+0% $593	+5% $637	+10% $682
Rate	-1.0pp $615	-0.5pp $604	base $593	+0.5pp $581	+1.0pp $569

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-04-14
   status Pending
2. 2026-04-01
   price $44,900
3. 2026-02-27
   price $52,500
4. 2026-01-26
   listed $64,900 Active
5. 2025-08-18
   price $64,900
6. 2025-08-18
   price $64,900
7. 2025-07-16
   price $72,500
8. 2025-07-16
   price $72,500
9. 2025-06-16
   price $79,900
10. 2025-06-16
    price $79,900
11. 2025-05-13
    price $89,900
12. 2025-05-13
    price $89,900
13. 2025-04-08
    listed $99,900 Active
14. 2025-04-08
    listed $99,900 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: $584 · $49/mo
• Projected year-2 tax: $644 · $54/mo
• Expected delta: +$60/yr (+$5/mo · 10.4%)

ⓘ 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 ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,602
• − Mortgage interest: −$2,515
• − Property taxes: −$584
• − Insurance: −$224
• − Repairs & maintenance: −$1,088
• − Management: −$1,088
• − Depreciation: −$1,306
• Taxable income: $6,796
• Est. tax owed @ 24.0%: −$1,631
• After-tax cash flow: $5,481/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: Twin Cedars Community School District
• NCES district ID: 1928170
• Math proficiency: 50% ▼ -5.00%
• Reading proficiency: 62% ▲ 12.00%
• Median HH income: $48,703
• Composite: 47.59/100
• National rank: #2260
• State rank: #261 of 289 in IA

Livability — Knoxville

• Score: 69/100
• State rank: #406
• US rank: #8643

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Marion County · 25,533 people
• City population: 11,117
• Metro: Pella, IA
• Population (ZIP): 11,117
• Household income: $74,693
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 122.0

Population outlook (Marion County) Hauer SSP2

• Today (2025): 32,883 people
• By 2030: 32,685 · -0.6%
• By 2040: 31,892 · -3.0%
• By 2050: 30,691 · -6.7%
• By 2075: 27,610 · -16.0%
• By 2100: 23,851 · -27.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Iranian 12% Portuguese 4% Italian 4%
• Foreign-born: 1% · Philippines, Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Marion

• 2024 margin: Solid R (+37.8) · D 30.4% · R 68.2% · Other 1.4%
• 2008→2024 swing: -27.0pp toward R · 2008: -10.8pp · 2024: -37.8pp
• All cycles: 2024: R+37.8 2020: R+33.7 2016: R+31.2 2012: R+13.3 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.37%
• Current HPI: 237.7055
• Rent YoY: —
• Metro: Pella, IA
• 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

-55.1% since first listed

14 events — show timeline

• 2026-04-14 Pending — DMMLS
• 2026-04-01 Price Changed $44,900 DMMLS
• 2026-02-27 Price Changed $52,500 DMMLS
• 2026-01-26 Listed $64,900 DMMLS
• 2025-08-18 Price Changed $64,900 IAR
• 2025-08-18 Price Changed $64,900 DMMLS
• 2025-07-16 Price Changed $72,500 IAR
• 2025-07-16 Price Changed $72,500 DMMLS
• 2025-06-16 Price Changed $79,900 IAR
• 2025-06-16 Price Changed $79,900 DMMLS
• 2025-05-13 Price Changed $89,900 IAR
• 2025-05-13 Price Changed $89,900 DMMLS
• 2025-04-08 Listed $99,900 IAR
• 2025-04-08 Listed $99,900 DMMLS

Property tax history

+0.9%/yr

Latest (2025): $584 · +5.8% YoY. Source: county tax records.