707 Commerical St · Union, IA 50258

$25,000

2 bd · 1.0 ba · 977 sqft · SingleFamily public records · 126 Days on market

Built 1900 8,712 sqft lot ↓ 49% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Schools +5.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cozy 2-bedroom, 1-bath home on a corner lot in Union with solid potential. Features hardwood floors, an open kitchen, main floor laundry, and a 3-season porch. Includes an oversized 2-car detached garage with workshop space. This property needs updates and is priced accordingly—ideal for investors or buyers looking for a project. Seller is motivated to sell.

Key facts

• Main floor laundry
• Corner lot
• 3-season porch

Tags

• CORNER LOT
• MAIN FLOOR LAUNDRY
• OVERSIZED DETACHED GARAGE
• ATTACHED WORKSHOP AREA
• 3-SEASON PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($763 rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#472 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: amenities F, commute F, health & safety D-.
• Bcluw Community School District (rural): math 60% / reading 70% proficiency, ranked #192 of 289 in IA (top 66%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 8 active listings in the ZIP; 6 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $859 of equity ($173 loan paydown + $686 appreciation (2.7% local appreciation)).
• Hardin County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $30k (55%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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?
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: 3.05% ✓
• Cap rate: 27.13%
• Cash-on-cash: 74.42%
• DSCR: 4.31
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 78.8%
• Equity multiple: 5.33×
• Total profit: $30,332
• Equity at exit: $10,882

10-year hold

• IRR: 78.5%
• Equity multiple: 10.95×
• Total profit: $69,670
• Equity at exit: $16,496

Cash invested: $7,000 (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 50258

• Home prices YoY: 2.7%
• Active inventory: 8
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $763 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$28 /mo · $330/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$160
• Net cashflow: $434

Break-even live

Break-even rent $214

Max offer price $25,000

Occupancy floor 38%

Sensitivity live

Price	-10% $448	-5% $441	+0% $434	+5% $427	+10% $420
Rent	-10% $374	-5% $404	+0% $434	+5% $464	+10% $494
Rate	-1.0pp $447	-0.5pp $440	base $434	+0.5pp $428	+1.0pp $421

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-04-10
   soldstatus $25,000 Closed 366-char remark

   Show marketing remark (366 chars)

   Cozy 2-bedroom, 1-bath home on a corner lot in Union with solid potential. Features hardwood floors, an open kitchen, main floor laundry, and a 3-season porch. Includes an oversized 2-car detached garage with workshop space. This property needs updates and is priced accordingly—ideal for investors or buyers looking for a project. Seller is motivated to sell.

2. 2026-03-04
   status Pending

   Show marketing remark (366 chars)

   Cozy 2-bedroom, 1-bath home on a corner lot in Union with solid potential. Features hardwood floors, an open kitchen, main floor laundry, and a 3-season porch. Includes an oversized 2-car detached garage with workshop space. This property needs updates and is priced accordingly—ideal for investors or buyers looking for a project. Seller is motivated to sell.

3. 2026-03-04
   status Pending 366-char remark

   Show marketing remark (366 chars)

   Cozy 2-bedroom, 1-bath home on a corner lot in Union with solid potential. Features hardwood floors, an open kitchen, main floor laundry, and a 3-season porch. Includes an oversized 2-car detached garage with workshop space. This property needs updates and is priced accordingly—ideal for investors or buyers looking for a project. Seller is motivated to sell.

4. 2026-02-26
   price $25,000

   Show marketing remark (366 chars)

   Cozy 2-bedroom, 1-bath home on a corner lot in Union with solid potential. Features hardwood floors, an open kitchen, main floor laundry, and a 3-season porch. Includes an oversized 2-car detached garage with workshop space. This property needs updates and is priced accordingly—ideal for investors or buyers looking for a project. Seller is motivated to sell.

5. 2026-02-26
   price $25,000 366-char remark

   Show marketing remark (366 chars)

   Cozy 2-bedroom, 1-bath home on a corner lot in Union with solid potential. Features hardwood floors, an open kitchen, main floor laundry, and a 3-season porch. Includes an oversized 2-car detached garage with workshop space. This property needs updates and is priced accordingly—ideal for investors or buyers looking for a project. Seller is motivated to sell.

6. 2026-01-07
   price $35,000

   Show marketing remark (366 chars)

   Cozy 2-bedroom, 1-bath home on a corner lot in Union with solid potential. Features hardwood floors, an open kitchen, main floor laundry, and a 3-season porch. Includes an oversized 2-car detached garage with workshop space. This property needs updates and is priced accordingly—ideal for investors or buyers looking for a project. Seller is motivated to sell.

7. 2026-01-07
   price $35,000 366-char remark

   Show marketing remark (366 chars)

   Cozy 2-bedroom, 1-bath home on a corner lot in Union with solid potential. Features hardwood floors, an open kitchen, main floor laundry, and a 3-season porch. Includes an oversized 2-car detached garage with workshop space. This property needs updates and is priced accordingly—ideal for investors or buyers looking for a project. Seller is motivated to sell.

8. 2025-12-29
   price $39,000
9. 2025-12-28
   price $39,000 366-char remark

   Show marketing remark (366 chars)

   Cozy 2-bedroom, 1-bath home on a corner lot in Union with solid potential. Features hardwood floors, an open kitchen, main floor laundry, and a 3-season porch. Includes an oversized 2-car detached garage with workshop space. This property needs updates and is priced accordingly—ideal for investors or buyers looking for a project. Seller is motivated to sell.

10. 2025-12-22
    price $48,500
11. 2025-11-18
    price $48,500 366-char remark

    Show marketing remark (366 chars)

    Cozy 2-bedroom, 1-bath home on a corner lot in Union with solid potential. Features hardwood floors, an open kitchen, main floor laundry, and a 3-season porch. Includes an oversized 2-car detached garage with workshop space. This property needs updates and is priced accordingly—ideal for investors or buyers looking for a project. Seller is motivated to sell.

12. 2025-10-29
    listed $55,000 Active 366-char remark

    Show marketing remark (366 chars)

    Cozy 2-bedroom, 1-bath home on a corner lot in Union with solid potential. Features hardwood floors, an open kitchen, main floor laundry, and a 3-season porch. Includes an oversized 2-car detached garage with workshop space. This property needs updates and is priced accordingly—ideal for investors or buyers looking for a project. Seller is motivated to sell.

13. 2025-10-29
    listed $55,000 Active

    Show marketing remark (366 chars)

    Cozy 2-bedroom, 1-bath home on a corner lot in Union with solid potential. Features hardwood floors, an open kitchen, main floor laundry, and a 3-season porch. Includes an oversized 2-car detached garage with workshop space. This property needs updates and is priced accordingly—ideal for investors or buyers looking for a project. Seller is motivated to sell.

14. 2018-08-05
    listed $49,500

ⓘ 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: $330 · $28/mo
• Projected year-2 tax: $361 · $30/mo
• Expected delta: +$31/yr (+$3/mo · 9.5%)

ⓘ 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 ≥103°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: $9,161
• − Mortgage interest: −$1,400
• − Property taxes: −$330
• − Insurance: −$125
• − Repairs & maintenance: −$733
• − Management: −$733
• − Depreciation: −$727
• Taxable income: $5,113
• Est. tax owed @ 24.0%: −$1,227
• After-tax cash flow: $3,982/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: Bcluw Community School District
• NCES district ID: 1904440
• Math proficiency: 60% ▼ -10.00%
• Reading proficiency: 70% ▼ -2.00%
• Median HH income: $53,760
• Composite: 55.54/100
• National rank: #1241
• State rank: #192 of 289 in IA

Livability — Union

• Score: 67/100
• State rank: #472
• US rank: #10373

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Union, IA
• Population (ZIP): 989

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 17,474 people
• By 2030: 17,369 · -0.6%
• By 2040: 17,018 · -2.6%
• By 2050: 16,454 · -5.8%
• By 2075: 14,665 · -16.1%
• By 2100: 12,404 · -29.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Asian 3%
• Common ancestry: Italian 15% Portuguese 6% German 4%
• Foreign-born: 4% · South Korea, Canada

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+38.4) · D 30.3% · R 68.7% · Other 1.1%
• 2008→2024 swing: -39.3pp toward R · 2008: 0.9pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+32.0 2016: R+29.2 2012: R+7.1 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.74%
• Current HPI: 104.0413
• 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

-49.5% since first listed

14 events — show timeline

• 2026-04-10 Sold (MLS) $25,000 CIBOR
• 2026-03-04 Pending — IAR
• 2026-03-04 Pending — CIBOR
• 2026-02-26 Price Changed $25,000 IAR
• 2026-02-26 Price Changed $25,000 CIBOR
• 2026-01-07 Price Changed $35,000 IAR
• 2026-01-07 Price Changed $35,000 CIBOR
• 2025-12-29 Price Changed $39,000 IAR
• 2025-12-28 Price Changed $39,000 CIBOR
• 2025-12-22 Price Changed $48,500 IAR
• 2025-11-18 Price Changed $48,500 CIBOR
• 2025-10-29 Listed $55,000 IAR
• 2025-10-29 Listed $55,000 CIBOR
• 2018-08-05 Listed $49,500 IAR

Property tax history

+4.6%/yr

Latest (2025): $330 · +11.5% YoY. Source: county tax records.