1002 8th Ave E · Oskaloosa, IA 52577

$129,900

3 bd · 1.0 ba · 1,094 sqft · Other public records · 100 Days on market

Built 1920 0.27 ac lot $119/sqft · 12% below area Est $148k · 12% 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 +21.2/30.0
• ARV discount +13.1/15.0
• DSCR +6.7/10.0
• Schools +5.4/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this cozy 3 bedroom bungalow home! With a partially fenced yard and an extra large lot, it’s the perfect place for a family! Located on a quiet street, with a nice 3 season porch, a large eat-in kitchen, main floor laundry, 1 car garage, newer FURNACE & ROOF, this home brings a lot of value! $2,000 Flooring allowance & home warranty with solid offer! Make your appointment to see it today!

Key facts

• Quiet street
• Large eat-in kitchen
• Main floor laundry

Tags

• PARTIALLY FENCED YARD
• EXTRA LARGE LOT
• QUIET STREET
• 3 SEASON PORCH
• LARGE EAT-IN KITCHEN
• MAIN FLOOR LAUNDRY

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.8% in Oskaloosa — 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 81/100 on livability (#57 in IA, #1,325 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities D-, commute F.
• Oskaloosa Community School District (rural): math 62% / reading 67% proficiency, ranked #208 of 289 in IA (top 72%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 71 active listings in the ZIP; 13 units permitted in Mahaska County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Mahaska County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $130k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 1.01% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.18%
• DSCR: 1.27
• GRM: 8.3

CMA / ARV

• ARV (median comp): $148,327
• List price: $129,900
• Delta: -12.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-9,131
• Equity at exit: $19,369

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $7,367
• Equity at exit: $11,231

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 52577

• Home prices YoY: -25.4%
• Active inventory: 71
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,311 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$113 /mo · $1,356/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $187

Break-even live

Break-even rent $1,074

Max offer price $129,900

Occupancy floor 81%

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 24 events

1. 2026-06-18
   days on market $129,900 Active 100 DOM
2. 2026-06-17
   days on market $129,900 Active 99 DOM
3. 2026-06-16
   days on market $129,900 Active 98 DOM
4. 2026-06-15
   days on market $129,900 Active 97 DOM
5. 2026-06-13
   days on market $129,900 Active 95 DOM
6. 2026-06-12
   remarks 473-char remark
7. 2026-06-12
   pricedays on market $129,900 Active 94 DOM
8. 2026-06-09
   days on market $139,900 Active 91 DOM
9. 2026-06-08
   days on market $139,900 Active 90 DOM
10. 2026-06-07
    days on market $139,900 Active 89 DOM
11. 2026-06-07
    days on market $139,900 Active 88 DOM
12. 2026-06-04
    days on market $139,900 Active 85 DOM
13. 2026-06-02
    days on market $139,900 Active 84 DOM
14. 2026-06-01
    days on market $139,900 Active 83 DOM
15. 2026-05-31
    days on market $139,900 Active 82 DOM
16. 2026-05-31
    days on market $139,900 Active 81 DOM
17. 2026-05-19
    price $139,900 420-char remark

    Show marketing remark (420 chars)

    Welcome to this cozy 3 bedroom bungalow home! With a partially fenced yard and an extra large lot, it’s the perfect place for a family! Located on a quiet street, with a nice 3 season porch, a large eat-in kitchen, main floor laundry, 1 car garage, newer FURNACE & ROOF, this home brings a lot of value! $2,000 Flooring allowance & home warranty with solid offer! Make your appointment to see it today!

18. 2026-03-10
    listed $149,900 Active 420-char remark

    Show marketing remark (420 chars)

    Welcome to this cozy 3 bedroom bungalow home! With a partially fenced yard and an extra large lot, it’s the perfect place for a family! Located on a quiet street, with a nice 3 season porch, a large eat-in kitchen, main floor laundry, 1 car garage, newer FURNACE & ROOF, this home brings a lot of value! $2,000 Flooring allowance & home warranty with solid offer! Make your appointment to see it today!

19. 2026-03-04
    historical
20. 2025-11-07
    price $139,000
21. 2025-09-28
    price $149,400
22. 2025-09-04
    listed $149,900 Active
23. 2017-07-24
    soldstatus $71,750
24. 2016-09-12
    soldstatus $72,000

ⓘ 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: $1,356 · $113/mo
• Projected year-2 tax: $1,698 · $141/mo
• Expected delta: +$342/yr (+$28/mo · 25.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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: $15,731
• − Mortgage interest: −$7,276
• − Property taxes: −$1,356
• − Insurance: −$650
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$3,779
• Taxable income: $153
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $2,211/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: Oskaloosa Community School District
• NCES district ID: 1921870
• Math proficiency: 62% ▼ -4.00%
• Reading proficiency: 67% ▬ 0.00%
• Median HH income: $44,362
• Composite: 54.26/100
• National rank: #1373
• State rank: #208 of 289 in IA

Livability — Oskaloosa

• Score: 81/100
• State rank: #57
• US rank: #1325

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oskaloosa, IA
• Population (ZIP): 14,336

Population outlook (Mahaska County) Hauer SSP2

• Today (2025): 22,032 people
• By 2030: 21,682 · -1.6%
• By 2040: 20,750 · -5.8%
• By 2050: 19,800 · -10.1%
• By 2075: 17,839 · -19.0%
• By 2100: 15,829 · -28.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 2% Black 2% Asian 1%
• Common ancestry: Iranian 8% Italian 3% Portuguese 2%
• Foreign-born: 2%
• Languages at home: 97% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Mahaska

• 2024 margin: Solid R (+51.6) · D 23.6% · R 75.2% · Other 1.1%
• 2008→2024 swing: -35.1pp toward R · 2008: -16.5pp · 2024: -51.6pp
• All cycles: 2024: R+51.6 2020: R+47.4 2016: R+45.7 2012: R+20.5 2008: R+16.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -81.78%
• Current HPI: 239.9131
• 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

+94.3% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $139,900 DMMLS
• 2026-03-10 Listed $149,900 DMMLS
• 2026-03-04 Listing Removed — DMMLS
• 2025-11-07 Price Changed $139,000 DMMLS
• 2025-09-28 Price Changed $149,400 DMMLS
• 2025-09-04 Listed $149,900 DMMLS
• 2017-07-24 Sold (Public Records) $71,750 Public Records
• 2016-09-12 Sold (Public Records) $72,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,356 · +0.6% YoY. Source: county tax records.