100 South St · Searsboro, IA 50242

$164,900

3 bd · 1.5 ba · 1,120 sqft · SingleFamily public records · 164 Days on market

Built 1969 1.02 ac lot Est $169k · 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).

• ARV discount +8.6/15.0
• Cash flow +7.8/30.0
• Appreciation +7.5/10.0
• Schools +6.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

Beautiful park like setting surrounds this home that sits on 3 city lots totaling 1-acre. Located on the south edge of Searsboro. New roof and seamless gutters July 2014. Open kitchen, dining and living room. Plenty of storage in the 3-bedroom closets with beautiful oak refinished hardwood floors. Large bathroom with double hall closet and fresh paint throughout. Newer single detached garage with additional paved parking space. Deep well with newer pump that is great for watering garden and plants. Call today to view this property!

Key facts

• Single level living
• Natural light
• Beautiful yard

Tags

• SINGLE LEVEL LIVING
• NATURAL LIGHT
• DETACHED GARAGE
• BEAUTIFUL YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (19.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (36.3% below list).
• Recommended offer: $105k (36.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#864 in IA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D, schools F.
• Lynnville-Sully Community School District (rural): math 80% / reading 78% proficiency, ranked #33 of 289 in IA (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 3 active listings in the ZIP; 27 units permitted in Poweshiek County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $8k appreciation (5.1% local appreciation)).
• Poweshiek County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $165k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,119 (36.3% 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 164 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.70%
• DSCR: 0.79
• GRM: 13.1

CMA / ARV

• ARV (on-the-fly): $169,120
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 South St	0.00mi	3/1.0	1,120 (0%)	1mo	$169,000	$151	97

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

Projected returns pro-forma

5.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.59×
• Total profit: $27,148
• Equity at exit: $94,227

10-year hold

• IRR: 10.7%
• Equity multiple: 2.98×
• Total profit: $91,609
• Equity at exit: $163,271

Cash invested: $46,172 (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 50242

• Home prices YoY: 4.8%
• Active inventory: 3
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,051 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$78 /mo · $936/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $-181

Break-even live

Break-even rent $1,280

Max offer price $132,922

Occupancy floor —

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-02-27
   status Pending
2. 2026-01-05
   price $164,900
3. 2025-10-17
   price $169,900
4. 2025-09-16
   listed $179,900 Active
5. 2025-08-22
   soldstatus $60,000
6. 2017-08-18
   soldstatus $70,000 537-char remark

   Show marketing remark (537 chars)

   Beautiful park like setting surrounds this home that sits on 3 city lots totaling 1-acre. Located on the south edge of Searsboro. New roof and seamless gutters July 2014. Open kitchen, dining and living room. Plenty of storage in the 3-bedroom closets with beautiful oak refinished hardwood floors. Large bathroom with double hall closet and fresh paint throughout. Newer single detached garage with additional paved parking space. Deep well with newer pump that is great for watering garden and plants. Call today to view this property!

7. 2017-08-18
   soldstatus $70,000

   Show marketing remark (537 chars)

   Beautiful park like setting surrounds this home that sits on 3 city lots totaling 1-acre. Located on the south edge of Searsboro. New roof and seamless gutters July 2014. Open kitchen, dining and living room. Plenty of storage in the 3-bedroom closets with beautiful oak refinished hardwood floors. Large bathroom with double hall closet and fresh paint throughout. Newer single detached garage with additional paved parking space. Deep well with newer pump that is great for watering garden and plants. Call today to view this property!

8. 2017-08-18
   soldstatus $69,875

   Show marketing remark (537 chars)

   Beautiful park like setting surrounds this home that sits on 3 city lots totaling 1-acre. Located on the south edge of Searsboro. New roof and seamless gutters July 2014. Open kitchen, dining and living room. Plenty of storage in the 3-bedroom closets with beautiful oak refinished hardwood floors. Large bathroom with double hall closet and fresh paint throughout. Newer single detached garage with additional paved parking space. Deep well with newer pump that is great for watering garden and plants. Call today to view this property!

9. 2017-04-24
   listed $82,900 537-char remark

   Show marketing remark (537 chars)

   Beautiful park like setting surrounds this home that sits on 3 city lots totaling 1-acre. Located on the south edge of Searsboro. New roof and seamless gutters July 2014. Open kitchen, dining and living room. Plenty of storage in the 3-bedroom closets with beautiful oak refinished hardwood floors. Large bathroom with double hall closet and fresh paint throughout. Newer single detached garage with additional paved parking space. Deep well with newer pump that is great for watering garden and plants. Call today to view this property!

10. 2017-04-24
    listed $82,900

    Show marketing remark (537 chars)

    Beautiful park like setting surrounds this home that sits on 3 city lots totaling 1-acre. Located on the south edge of Searsboro. New roof and seamless gutters July 2014. Open kitchen, dining and living room. Plenty of storage in the 3-bedroom closets with beautiful oak refinished hardwood floors. Large bathroom with double hall closet and fresh paint throughout. Newer single detached garage with additional paved parking space. Deep well with newer pump that is great for watering garden and plants. Call today to view this property!

11. 2015-07-13
    listed $82,500

ⓘ 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: $936 · $78/mo
• Projected year-2 tax: $1,762 · $147/mo
• Expected delta: +$826/yr (+$69/mo · 88.3%)

ⓘ 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 6/10 Major
• 🌡 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: $12,614
• − Mortgage interest: −$9,237
• − Property taxes: −$936
• − Insurance: −$824
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$4,797
• Taxable loss: −$5,199
• Est. tax savings @ 24.0%: +$1,248
• After-tax cash flow: $-925/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: Lynnville-Sully Community School District
• NCES district ID: 1918030
• Math proficiency: 80% ▼ -5.00%
• Reading proficiency: 78% ▼ -4.00%
• Median HH income: $58,938
• Composite: 67.7/100
• National rank: #365
• State rank: #33 of 289 in IA

Livability — Searsboro

• Score: 59/100
• State rank: #864
• US rank: #20123

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Searsboro, IA
• Population (ZIP): 394

Population outlook (Poweshiek County) Hauer SSP2

• Today (2025): 18,601 people
• By 2030: 18,342 · -1.4%
• By 2040: 17,944 · -3.5%
• By 2050: 18,029 · -3.1%
• By 2075: 19,945 · +7.2%
• By 2100: 22,637 · +21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Iranian 40% Serbian 7% Portuguese 3%

Political lean MEDSL · Poweshiek

• 2024 margin: R (+17.0) · D 40.8% · R 57.8% · Other 1.5%
• 2008→2024 swing: -28.7pp toward R · 2008: 11.8pp · 2024: -17.0pp
• All cycles: 2024: R+17.0 2020: R+13.3 2016: R+6.8 2012: D+9.1 2008: D+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.08%
• Current HPI: 109.966
• 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

+99.9% since first listed

11 events — show timeline

• 2026-02-27 Pending — DMMLS
• 2026-01-05 Price Changed $164,900 DMMLS
• 2025-10-17 Price Changed $169,900 DMMLS
• 2025-09-16 Listed $179,900 DMMLS
• 2025-08-22 Sold (Public Records) $60,000 Public Records
• 2017-08-18 Sold (Public Records) $69,875 Public Records
• 2017-08-18 Sold (MLS) $70,000 DMMLS
• 2017-08-18 Sold (MLS) $70,000 IAR
• 2017-04-24 Listed $82,900 DMMLS
• 2017-04-24 Listed $82,900 IAR
• 2015-07-13 Listed $82,500 IAR

Property tax history

+2.0%/yr

Latest (2025): $936 · +3.1% YoY. Source: county tax records.