207 S 5th Ave · Villisca, IA 50864

$95,000

2 bd · 1.0 ba · 1,081 sqft · SingleFamily public records · 155 Days on market

Built 1900 7,405 sqft lot $88/sqft · at area comps Est $92k · at est. ↓ 9% since listing

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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 +22.3/30.0
• Appreciation +10.0/10.0
• DSCR +7.1/10.0
• ARV discount +6.0/15.0
• 1% rule +5.1/10.0
• Schools +4.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

* NEW LOWER PRICE * - This well maintained home is located in the heart of Villisca. As you walk in the front door you are welcomed by a cozy fireplace in the spacious living room. Laminate hardwood floors flow through the combined living & dining room into the kitchen. The main level offers two bedrooms and one full bath. There is a main floor laundry located in one of the bedrooms. The basement has two bonus rooms for additional living space or for use as non-conforming bedrooms. There is a detached one-car garage with additional space for storage. A large front porch and deck on the side of the home offer great outdoor spaces for gathering with friends and family. Come take a look at this great value.

Key facts

• Large front porch
• Main floor laundry
• Two bonus rooms

Tags

• COZY FIREPLACE
• LAMINATE HARDWOOD FLOORS
• MAIN FLOOR LAUNDRY
• TWO BONUS ROOMS
• DETACHED ONE-CAR GARAGE
• LARGE FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($958 rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#350 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Villisca Community School District (rural): math 58% / reading 58% proficiency, ranked #256 of 289 in IA (top 89%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 17 active listings in the ZIP; 13 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• Montgomery County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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: 1.01% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.07%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

• ARV (median comp): $91,956
• List price: $95,000
• Delta: 3.31%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 S 2nd Ave	0.23mi	2/1.0	1,024 (-5%)	6mo	$68,800	$67	76

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: 29.4%
• Equity multiple: 3.32×
• Total profit: $61,696
• Equity at exit: $85,584

10-year hold

• IRR: 25.5%
• Equity multiple: 7.53×
• Total profit: $173,798
• Equity at exit: $184,564

Cash invested: $26,600 (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 50864

• Active inventory: 17
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $958 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$63 /mo · $752/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $157

Break-even live

Break-even rent $760

Max offer price $95,000

Occupancy floor 79%

Sensitivity live

Price	-10% $210	-5% $184	+0% $157	+5% $130	+10% $103
Rent	-10% $81	-5% $119	+0% $157	+5% $194	+10% $232
Rate	-1.0pp $204	-0.5pp $181	base $157	+0.5pp $132	+1.0pp $107

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $95,000 Active 155 DOM
2. 2026-06-17
   days on market $95,000 Active 154 DOM
3. 2026-06-16
   days on market $95,000 Active 153 DOM
4. 2026-06-16
   pricedays on market $95,000 Active 152 DOM
5. 2026-06-13
   days on market $105,000 Active 151 DOM
6. 2026-06-12
   days on market $105,000 Active 150 DOM
7. 2026-06-09
   days on market $105,000 Active 147 DOM
8. 2026-06-08
   days on market $105,000 Active 146 DOM
9. 2026-06-07
   days on market $105,000 Active 145 DOM
10. 2026-06-04
    days on market $105,000 Active 141 DOM
11. 2026-06-02
    days on market $105,000 Active 140 DOM
12. 2026-06-01
    days on market $105,000 Active 139 DOM
13. 2026-05-31
    days on market $105,000 Active 138 DOM
14. 2026-05-31
    days on market $105,000 Active 137 DOM
15. 2026-03-05
    price $105,000 721-char remark

    Show marketing remark (721 chars)

    * NEW LOWER PRICE * - This well maintained home is located in the heart of Villisca. As you walk in the front door you are welcomed by a cozy fireplace in the spacious living room. Laminate hardwood floors flow through the combined living & dining room into the kitchen. The main level offers two bedrooms and one full bath. There is a main floor laundry located in one of the bedrooms. The basement has two bonus rooms for additional living space or for use as non-conforming bedrooms. There is a detached one-car garage with additional space for storage. A large front porch and deck on the side of the home offer great outdoor spaces for gathering with friends and family. Come take a look at this great value.

16. 2026-01-13
    listed $115,000 Active 721-char remark

    Show marketing remark (721 chars)

    * NEW LOWER PRICE * - This well maintained home is located in the heart of Villisca. As you walk in the front door you are welcomed by a cozy fireplace in the spacious living room. Laminate hardwood floors flow through the combined living & dining room into the kitchen. The main level offers two bedrooms and one full bath. There is a main floor laundry located in one of the bedrooms. The basement has two bonus rooms for additional living space or for use as non-conforming bedrooms. There is a detached one-car garage with additional space for storage. A large front porch and deck on the side of the home offer great outdoor spaces for gathering with friends and family. Come take a look at this great value.

ⓘ 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: $752 · $63/mo
• Projected year-2 tax: $1,122 · $93/mo
• Expected delta: +$370/yr (+$31/mo · 49.2%)

ⓘ 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 3/10 Moderate 7 d/yr ≥105°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: $11,500
• − Mortgage interest: −$5,321
• − Property taxes: −$752
• − Insurance: −$475
• − Repairs & maintenance: −$920
• − Management: −$920
• − Depreciation: −$2,764
• Taxable income: $348
• Est. tax owed @ 24.0%: −$83
• After-tax cash flow: $1,796/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: Villisca Community School District
• NCES district ID: 1929280
• Math proficiency: 58% ▼ -5.00%
• Reading proficiency: 58% ▲ 5.00%
• Median HH income: $42,223
• Composite: 48.68/100
• National rank: #2102
• State rank: #256 of 289 in IA

Livability — Villisca

• Score: 71/100
• State rank: #350
• US rank: #7170

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Villisca, IA
• Population (ZIP): 1,627

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 9,518 people
• By 2030: 9,116 · -4.2%
• By 2040: 8,303 · -12.8%
• By 2050: 7,595 · -20.2%
• By 2075: 6,568 · -31.0%
• By 2100: 5,800 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Portuguese 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · German/W. Germanic 2% Arabic 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+39.1) · D 29.8% · R 68.9% · Other 1.3%
• 2008→2024 swing: -28.5pp toward R · 2008: -10.6pp · 2024: -39.1pp
• All cycles: 2024: R+39.1 2020: R+39.0 2016: R+42.4 2012: R+21.6 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 108.18%
• Current HPI: 269.67
• 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

-8.7% since first listed

2 events — show timeline

• 2026-03-05 Price Changed $105,000 IAR
• 2026-01-13 Listed $115,000 IAR

Property tax history

+1.4%/yr

Latest (2025): $752 · -13.8% YoY. Source: county tax records.