307 E 4th St · Malvern, IA 51551

$154,900

2 bd · 1.0 ba · 1,102 sqft · SingleFamily · 52 Days on market

Built 1910 Good condition 5,720 sqft lot $141/sqft · 12% below area Est $176k · 12% under ↓ 6% since listing

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Why this score? — see what drove the B 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 +20.8/30.0
• ARV discount +12.9/15.0
• Appreciation +10.0/10.0
• DSCR +6.6/10.0
• Schools +6.2/10.0
• 1% rule +5.5/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0

Listing remarks

What a great, affordable home in small town Iowa. This 2 bedroom home has had many of the big ticket items done, and ready for a new owner. Large bedrooms and nice sized closets, with organizers already installed. Windows, roof, HVAC, electrical panel and service has all been updated recently. Permanent siding, and new retaining walls give this home great curb appeal, with an enclosed front porch. Off street parking in the rear and room to add a garage in the future. There is a shed out back for storage. Kitchen appliances and washer dryer all remain with the property, as well as the TV mounted on the wall in living room. Home is in an estate and being sold as is.

Key facts

• 5,720 sq ft lot
• Built 1910
• Listed 52 days

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Off-street parking
• Utilities: Natural gas available; Electricity available; Public sewer
• Home design: Single-family residence; One-story
• Construction: Frame construction; Composition roof; Built on partial basement
• Exterior features: Porch; Waterfront lot; Concrete road access; Exterior storage structure

Interior

• Flooring: Wood flooring
• Heating & cooling: Natural gas heating with forced air; Central air conditioning; Electric cooling; Ceiling fans
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup on the main level; Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#62 in IA, #1,413 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• East Mills Community School District (rural): math 71% / reading 73% proficiency, ranked #100 of 289 in IA (top 35%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: East Mills Elementary School (math 67% / reading 62%, grade B, #317 of 616 statewide, top 58%, 232 students, 52% FRL); East Mills Jr/Sr High School (math 72% / reading 82%, grade A-, #60 of 336 statewide, top 21%, 215 students, 36% FRL).
• Market conditions: 16 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 39 units permitted in Mills County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Mills County population projected at -16% 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 $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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 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?
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: 1.05% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (median comp): $176,195
• List price: $154,900
• Delta: -12.09%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Lincoln Ave	0.01mi	3/1.0 (+1)	1,144 (+4%)	2mo	$181,000	$158	87
710 2nd Ave	0.35mi	2/1.0	1,118 (+2%)	2mo	$175,000	$157	80
305 E 10th St	0.38mi	3/2.0 (+1)	1,066 (-3%)	3mo	$175,000	$164	66

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: 28.5%
• Equity multiple: 3.26×
• Total profit: $97,904
• Equity at exit: $139,546

10-year hold

• IRR: 24.8%
• Equity multiple: 7.40×
• Total profit: $277,730
• Equity at exit: $300,937

Cash invested: $43,372 (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 51551

• Home prices YoY: 7.7%
• Active inventory: 16
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,624 medium
• Mortgage (P&I): −$812
• Tax est. 1.5%: −$194 /mo · $2,324/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $212

Break-even live

Break-even rent $1,355

Max offer price $154,900

Occupancy floor 82%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 W 4th St Unit 3 Malvern, IA	2.0	2.0	1059	$1,600	$1.51	2d	1	0.26mi
108 W 4th St Unit 4 Malvern, IA	2.0	2.0	1275	$1,650	$1.29	2d	1	0.26mi

Listing history 17 events

1. 2026-06-18
   days on market $154,900 Active 52 DOM
2. 2026-06-17
   days on market $154,900 Active 51 DOM
3. 2026-06-17
   price $154,900 Active 50 DOM
4. 2026-06-16
   days on market $159,900 Active 50 DOM
5. 2026-06-15
   days on market $159,900 Active 49 DOM
6. 2026-06-13
   days on market $159,900 Active 47 DOM
7. 2026-06-12
   days on market $159,900 Active 46 DOM
8. 2026-06-09
   days on market $159,900 Active 43 DOM
9. 2026-06-08
   days on market $159,900 Active 42 DOM
10. 2026-06-07
    days on market $159,900 Active 41 DOM
11. 2026-06-04
    days on market $159,900 Active 37 DOM
12. 2026-06-02
    days on market $159,900 Active 36 DOM
13. 2026-06-01
    days on market $159,900 Active 35 DOM
14. 2026-05-31
    days on market $159,900 Active 34 DOM
15. 2026-05-31
    days on market $159,900 Active 33 DOM
16. 2026-05-13
    price $159,900 674-char remark
17. 2026-04-27
    listed $164,900 Active 674-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: $19,484
• − Mortgage interest: −$8,677
• − Property taxes: −$2,324
• − Insurance: −$774
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$4,506
• Taxable income: $86
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $2,526/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This 2-bedroom home in Malvern, IA is in good condition with recent updates to windows, HVAC, and electrical. The exterior features new retaining walls and a well-maintained lawn, making it an attractive property for both resale and rental.

Value-add opportunities

• Both Paint interior walls — Neutral paint can be updated to a more modern color scheme
• Both Replace HVAC filter — Regular maintenance ensures efficient operation and reduces energy costs
• Both Add outdoor lighting — Enhances curb appeal and safety
• Both Install smart thermostat — Improves energy efficiency and comfort

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Neutral paint can be updated to a more modern color scheme ↑
• Both Replace HVAC filter — Regular maintenance ensures efficient operation and reduces energy costs ↑
• Both Add outdoor lighting — Enhances curb appeal and safety ↑
• Both Install smart thermostat — Improves energy efficiency and comfort ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: East Mills Community School District
• NCES district ID: 1918240
• Math proficiency: 71% ▼ -3.00%
• Reading proficiency: 73% ▼ -3.00%
• Median HH income: $58,070
• Composite: 61.8/100
• National rank: #732
• State rank: #100 of 289 in IA

Livability — Malvern

• Score: 81/100
• State rank: #62
• US rank: #1413

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Malvern, IA
• Population (ZIP): 1,877

Population outlook (Mills County) Hauer SSP2

• Today (2025): 14,342 people
• By 2030: 13,928 · -2.9%
• By 2040: 12,997 · -9.4%
• By 2050: 12,123 · -15.5%
• By 2075: 10,462 · -27.1%
• By 2100: 9,025 · -37.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Slovak 5% Portuguese 3% Iranian 3%
• Foreign-born: 0% · South Korea

Political lean MEDSL · Mills

• 2024 margin: Solid R (+39.1) · D 29.9% · R 69.0% · Other 1.2%
• 2008→2024 swing: -22.5pp toward R · 2008: -16.6pp · 2024: -39.1pp
• All cycles: 2024: R+39.1 2020: R+37.2 2016: R+39.0 2012: R+19.1 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.46%
• Current HPI: 245.0422
• 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

-6.1% since first listed

3 events — show timeline

• 2026-06-16 Price Changed $154,900 SWIAR
• 2026-05-13 Price Changed $159,900 SWIAR
• 2026-04-27 Listed $164,900 SWIAR