1008 Central Ave · Bedford, IA 50833

$149,000

3 bd · 2.0 ba · 2,046 sqft · SingleFamily public records · 128 Days on market

Built 1926 Est $180k · 17% 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 +12.3/30.0
• Appreciation +10.0/10.0
• Schools +7.0/10.0
• Livability +4.1/5.0
• DSCR +3.7/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover your own slice of Central Avenue in the heart of Bedford, Iowa! This beautifully maintained 1926 single-family residence sits on an impressive 0.66-acre lot (consisting of 7 parcels in total), offering rare space and endless potential in a quiet small-town setting. Step inside to find timeless charm with beautiful original woodwork and gorgeous original wood floors throughout. The main level is designed for easy, single-level living—perfect for individuals, families, or multi-generational households. It features 3 spacious bedrooms and 1 full bath, along with comfortable living areas ready for your personal touch. Ascend the beautiful staircase to a fully finished attic that&

Key facts

• 0.66 acre lot
• Original wood floors
• Fully finished attic

Tags

• 0.66 ACRE LOT
• ORIGINAL WOODWORK
• ORIGINAL WOOD FLOORS
• FULLY FINISHED ATTIC
• COVERED PERGOLA
• PROFESSIONAL DIRTWORK

Property features AI

Exterior

• Parking: Attached concrete garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories
• Construction: Wood siding
• Exterior features: Approximately 0.66 acres (total for 7 parcels)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air and window AC units
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-26 ($-315/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (22.7% below list).
• Recommended offer: $115k (22.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#50 in IA, #1,245 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F.
• Bedford Community School District (rural): math 81% / reading 85% proficiency, ranked #23 of 289 in IA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 33 active listings in the ZIP; 4 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $49k; list at $149k implies a 204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,233 (22.7% 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. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $180,048
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
903 State St	0.21mi	4/2.0 (+1)	2,181 (+7%)	10mo	$46,000	$21	66
207 North St	0.12mi	4/2.0 (+1)	2,341 (+14%)	7mo	$205,000	$88	59
203 Orchard St	0.74mi	4/3.0 (+1)	2,347 (+15%)	9mo	$230,000	$98	25

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: 23.7%
• Equity multiple: 2.90×
• Total profit: $79,436
• Equity at exit: $134,231

10-year hold

• IRR: 21.1%
• Equity multiple: 6.64×
• Total profit: $235,163
• Equity at exit: $289,474

Cash invested: $41,720 (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 50833

• Home prices YoY: 12.5%
• Active inventory: 33
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,152 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$93 /mo · $1,118/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-26

Break-even live

Break-even rent $1,186

Max offer price $144,359

Occupancy floor 97%

Sensitivity live

Price	-10% $58	-5% $16	+0% $-26	+5% $-68	+10% $-111
Rent	-10% $-117	-5% $-72	+0% $-26	+5% $19	+10% $65
Rate	-1.0pp $49	-0.5pp $12	base $-26	+0.5pp $-65	+1.0pp $-104

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-22
   status Pending
2. 2026-04-13
   historical Active Under Contract
3. 2026-03-30
   price $149,000
4. 2026-03-10
   price $159,000
5. 2026-03-04
   price $169,000
6. 2026-02-11
   price $179,000
7. 2026-01-14
   listed $199,500 Active
8. 2010-07-07
   soldstatus $49,000

ⓘ 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: $1,118 · $93/mo
• Projected year-2 tax: $1,729 · $144/mo
• Expected delta: +$611/yr (+$51/mo · 54.6%)

ⓘ 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 4/10 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: $13,828
• − Mortgage interest: −$8,346
• − Property taxes: −$1,118
• − Insurance: −$745
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$4,335
• Taxable loss: −$2,928
• Est. tax savings @ 24.0%: +$703
• After-tax cash flow: $388/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: Bedford Community School District
• NCES district ID: 1904560
• Math proficiency: 81% ▬ 0.00%
• Reading proficiency: 85% ▲ 3.00%
• Median HH income: $43,547
• Composite: 69.52/100
• National rank: #305
• State rank: #23 of 289 in IA

Livability — Bedford

• Score: 82/100
• State rank: #50
• US rank: #1245

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bedford, IA
• Population (ZIP): 2,085

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 6,143 people
• By 2030: 6,100 · -0.7%
• By 2040: 6,080 · -1.0%
• By 2050: 6,146 · +0.0%
• By 2075: 6,596 · +7.4%
• By 2100: 6,954 · +13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Iranian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+55.7) · D 21.6% · R 77.4% · Other 1.0%
• 2008→2024 swing: -47.1pp toward R · 2008: -8.6pp · 2024: -55.7pp
• All cycles: 2024: R+55.7 2020: R+52.9 2016: R+45.1 2012: R+14.1 2008: R+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.13%
• Current HPI: 136.32
• 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

+204.1% since first listed

8 events — show timeline

• 2026-05-22 Pending — IAR
• 2026-04-13 Contingent — IAR
• 2026-03-30 Price Changed $149,000 IAR
• 2026-03-10 Price Changed $159,000 IAR
• 2026-03-04 Price Changed $169,000 IAR
• 2026-02-11 Price Changed $179,000 IAR
• 2026-01-14 Listed $199,500 IAR
• 2010-07-07 Sold (Public Records) $49,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,118 · +1.6% YoY. Source: county tax records.