107 8th St · Van Horne, IA 52346

$189,900

3 bd · 2.0 ba · 1,718 sqft · SingleFamily public records · 2 Days on market

Built 1901 6,970 sqft lot $111/sqft · 30% above area Est $193k · at est.

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Why this score? — see what drove the D 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).

• Appreciation +8.4/10.0
• ARV discount +8.3/15.0
• Cash flow +7.5/30.0
• Schools +6.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.6/10.0

Listing remarks MLS

Welcome to this beautifully updated Van Horne home featuring a spacious primary suite you’ll love! Offering 3 bedrooms and 2 full bathrooms, the private primary includes a large en-suite bathroom, walk-in closet, and a secluded office or nursery. The main living room has original hardwood floors, while beautiful prefinished hardwood runs throughout much of the rest of the home. The kitchen and dining area offer great space with a slider leading to the patio, perfect for entertaining or relaxing evenings at home. You’ll appreciate the extra wall of cabinetry for storage, plus the convenience of main floor laundry. A versatile bonus room off the garage with vaulted ceilings makes a perfect second living area, flex space, or additional bedroom. With new siding and a great 2-stall attached garage, this home checks all the boxes!

Key facts

• Walk-in closet
• Secluded office
• Prefinished hardwood

Tags

• LARGE EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECLUDED OFFICE
• ORIGINAL HARDWOOD FLOORS
• PREFINISHED HARDWOOD
• EXTRA WALL OF CABINETRY

Property features AI

Finance

• HOA & community: Association fee paid annually

Exterior

• Parking: Attached garage with 2 parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; 2 stories
• Construction: Vinyl siding and frame construction
• Exterior features: Patio; Level lot; Sidewalks; Street lights

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Wall/window unit(s)
• Interior features: Breakfast bar; Other interior features
• Laundry & utility: Washer; Dryer; Laundry room located on lower level; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-239 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (33.0% below list).
• Recommended offer: $127k (33.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#120 in IA, #2,246 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Benton Community School District (rural): math 63% / reading 74% proficiency, ranked #140 of 289 in IA (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Atkins Elementary School (math 77% / reading 52%, grade B, #317 of 616 statewide, top 58%, 406 students, 17% FRL); Benton Community Middle School (math 61% / reading 76%, grade A, #126 of 246 statewide, top 53%, 235 students, 23% FRL); Benton Community Senior High School (math 63% / reading 78%, grade B+, #140 of 336 statewide, top 43%, 496 students, 27% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: 10 active listings in the ZIP; 34 units permitted in Benton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (6.9% local appreciation)).
• Benton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,241 (33.0% 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. Built in 1901 — 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 A-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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.67% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.39%
• DSCR: 0.76
• GRM: 12.4

CMA / ARV

• ARV (median comp): $193,269
• List price: $189,900
• Delta: -1.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 8th St	0.14mi	3/2.0	1,670 (-3%)	6mo	$189,000	$113	84
903 2nd Ave	0.12mi	4/1.0 (+1)	1,589 (-8%)	23mo	$131,250	$83	53

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

Projected returns pro-forma

6.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.93×
• Total profit: $49,472
• Equity at exit: $129,884

10-year hold

• IRR: 13.5%
• Equity multiple: 3.92×
• Total profit: $155,307
• Equity at exit: $245,185

Cash invested: $53,172 (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 52346

• Home prices YoY: 3.5%
• Active inventory: 10
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,272 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$169 /mo · $2,028/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $-239

Break-even live

Break-even rent $1,575

Max offer price $147,719

Occupancy floor —

Sensitivity live

Price	-10% $-131	-5% $-185	+0% $-239	+5% $-293	+10% $-346
Rent	-10% $-339	-5% $-289	+0% $-239	+5% $-189	+10% $-138
Rate	-1.0pp $-143	-0.5pp $-190	base $-239	+0.5pp $-288	+1.0pp $-338

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-03
   status Pending 848-char remark

   Show marketing remark (848 chars)

   Welcome to this beautifully updated Van Horne home featuring a spacious primary suite you’ll love! Offering 3 bedrooms and 2 full bathrooms, the private primary includes a large en-suite bathroom, walk-in closet, and a secluded office or nursery. The main living room has original hardwood floors, while beautiful prefinished hardwood runs throughout much of the rest of the home. The kitchen and dining area offer great space with a slider leading to the patio, perfect for entertaining or relaxing evenings at home. You’ll appreciate the extra wall of cabinetry for storage, plus the convenience of main floor laundry. A versatile bonus room off the garage with vaulted ceilings makes a perfect second living area, flex space, or additional bedroom. With new siding and a great 2-stall attached garage, this home checks all the boxes!

2. 2026-05-03
   status Pending 848-char remark

   Show marketing remark (848 chars)

   Welcome to this beautifully updated Van Horne home featuring a spacious primary suite you’ll love! Offering 3 bedrooms and 2 full bathrooms, the private primary includes a large en-suite bathroom, walk-in closet, and a secluded office or nursery. The main living room has original hardwood floors, while beautiful prefinished hardwood runs throughout much of the rest of the home. The kitchen and dining area offer great space with a slider leading to the patio, perfect for entertaining or relaxing evenings at home. You’ll appreciate the extra wall of cabinetry for storage, plus the convenience of main floor laundry. A versatile bonus room off the garage with vaulted ceilings makes a perfect second living area, flex space, or additional bedroom. With new siding and a great 2-stall attached garage, this home checks all the boxes!

3. 2026-04-30
   listed $189,900 Active 848-char remark

   Show marketing remark (848 chars)

   Welcome to this beautifully updated Van Horne home featuring a spacious primary suite you’ll love! Offering 3 bedrooms and 2 full bathrooms, the private primary includes a large en-suite bathroom, walk-in closet, and a secluded office or nursery. The main living room has original hardwood floors, while beautiful prefinished hardwood runs throughout much of the rest of the home. The kitchen and dining area offer great space with a slider leading to the patio, perfect for entertaining or relaxing evenings at home. You’ll appreciate the extra wall of cabinetry for storage, plus the convenience of main floor laundry. A versatile bonus room off the garage with vaulted ceilings makes a perfect second living area, flex space, or additional bedroom. With new siding and a great 2-stall attached garage, this home checks all the boxes!

4. 2026-04-30
   listed $189,900 Active 848-char remark

   Show marketing remark (848 chars)

   Welcome to this beautifully updated Van Horne home featuring a spacious primary suite you’ll love! Offering 3 bedrooms and 2 full bathrooms, the private primary includes a large en-suite bathroom, walk-in closet, and a secluded office or nursery. The main living room has original hardwood floors, while beautiful prefinished hardwood runs throughout much of the rest of the home. The kitchen and dining area offer great space with a slider leading to the patio, perfect for entertaining or relaxing evenings at home. You’ll appreciate the extra wall of cabinetry for storage, plus the convenience of main floor laundry. A versatile bonus room off the garage with vaulted ceilings makes a perfect second living area, flex space, or additional bedroom. With new siding and a great 2-stall attached garage, this home checks all the boxes!

5. 2018-11-05
   soldstatus $127,500
6. 2018-11-01
   soldstatus $127,500

   Show marketing remark (917 chars)

   Don’t think you can afford an AMAZING master on-suite in your price range? You can! This home has recently had a master on-suite addition! Including a HUGE master closet, bathroom and secluded office/nursery. Sliding barn doors and wooden accents add cozy rustic charm. The living room has the original hardwood floors refinished and gorgeous brand new stranded bamboo flooring throughout most of the rest of the house. The large kitchen/dining room has a slider opening onto the deck. Ample storage with an extra wall of cabinets. Main floor laundry! Another bonus room off the garage with vaulted ceilings can be used as a second living area or another bedroom. Almost every room has been freshly painted. You’ll love the two stall attached garage. Fully fenced-in back yard. With 3 bedrooms and the potential of 5, this over 2200 square foot home is perfect for a family! Great community and low taxes!

7. 2018-06-25
   listed $127,500

   Show marketing remark (917 chars)

   Don’t think you can afford an AMAZING master on-suite in your price range? You can! This home has recently had a master on-suite addition! Including a HUGE master closet, bathroom and secluded office/nursery. Sliding barn doors and wooden accents add cozy rustic charm. The living room has the original hardwood floors refinished and gorgeous brand new stranded bamboo flooring throughout most of the rest of the house. The large kitchen/dining room has a slider opening onto the deck. Ample storage with an extra wall of cabinets. Main floor laundry! Another bonus room off the garage with vaulted ceilings can be used as a second living area or another bedroom. Almost every room has been freshly painted. You’ll love the two stall attached garage. Fully fenced-in back yard. With 3 bedrooms and the potential of 5, this over 2200 square foot home is perfect for a family! Great community and low taxes!

8. 2013-05-08
   soldstatus $88,600
9. 2010-10-18
   soldstatus $84,500
10. 1998-07-07
    soldstatus $39,000
11. 1992-12-10
    soldstatus $26,000

ⓘ 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: $2,028 · $169/mo
• Projected year-2 tax: $2,505 · $209/mo
• Expected delta: +$477/yr (+$40/mo · 23.5%)

ⓘ 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 ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,269
• − Mortgage interest: −$10,637
• − Property taxes: −$2,028
• − Insurance: −$950
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$5,524
• Taxable loss: −$6,313
• Est. tax savings @ 24.0%: +$1,515
• After-tax cash flow: $-1,350/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: Benton Community School District
• NCES district ID: 1904830
• Math proficiency: 63% ▼ -9.00%
• Reading proficiency: 74% ▬ 0.00%
• Median HH income: $66,104
• Composite: 59.62/100
• National rank: #908
• State rank: #140 of 289 in IA

Livability — Van Horne

• Score: 79/100
• State rank: #120
• US rank: #2246

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Van Horne, IA
• City population: 1,070
• Population (ZIP): 1,070

Population outlook (Benton County) Hauer SSP2

• Today (2025): 25,078 people
• By 2030: 24,606 · -1.9%
• By 2040: 23,425 · -6.6%
• By 2050: 21,891 · -12.7%
• By 2075: 19,482 · -22.3%
• By 2100: 17,139 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Portuguese 4% Iranian 3% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Benton

• 2024 margin: Solid R (+33.2) · D 32.8% · R 66.0% · Other 1.3%
• 2008→2024 swing: -37.7pp toward R · 2008: 4.5pp · 2024: -33.2pp
• All cycles: 2024: R+33.2 2020: R+27.5 2016: R+26.0 2012: R+0.6 2008: D+4.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.86%
• Current HPI: 201.4381
• 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

+640.4% since first listed

13 events — show timeline

• 2026-06-12 Sold (MLS) $192,500 CRAAR, CDRMLS
• 2026-06-12 Sold (MLS) $192,500 ICAARMLS
• 2026-05-03 Pending — ICAARMLS
• 2026-05-03 Pending — CRAAR, CDRMLS
• 2026-04-30 Listed $189,900 CRAAR, CDRMLS
• 2026-04-30 Listed $189,900 ICAARMLS
• 2018-11-05 Sold (Public Records) $127,500 Public Records
• 2018-11-01 Sold (MLS) $127,500 CRAAR, CDRMLS
• 2018-06-25 Listed $127,500 CRAAR, CDRMLS
• 2013-05-08 Sold (Public Records) $88,600 Public Records
• 2010-10-18 Sold (Public Records) $84,500 Public Records
• 1998-07-07 Sold (Public Records) $39,000 Public Records
• 1992-12-10 Sold (Public Records) $26,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,028 · +1.7% YoY. Source: county tax records.