108 S Walnut St · North English, IA 52316

$75,000

2 bd · 1.0 ba · 748 sqft · SingleFamily public records · 25 Days on market

Built 1880

---

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 +24.5/30.0
• Appreciation +8.2/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +5.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Make yourself at home in the large living room & enjoy the spacious kitchen. You'll notice the fresh paint throughout. Laundry & bath w/ new toilet conveniently located on the main floor. Private den on the main level offers additional living space. Upstairs master bedroom w/ large closet. Original hardwood floors w/ fresh paint throughout upper level. Non-conforming 3rd bedroom upstairs. The property features an oversized garage, garden shed, & patio for entertaining. Air conditioner '08. Water heater '14.

Key facts

• Hot water heater
• New cabinets
• New appliances

Tags

• NEW ROOF
• VINYL SIDING
• NEW APPLIANCES
• NEW CABINETS
• HOT WATER HEATER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $153 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($817 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#398 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• English Valleys Community School District (rural): math 63% / reading 71% proficiency, ranked #177 of 289 in IA (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 active listings in the ZIP; 12 units permitted in Iowa County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($519 loan paydown + $5k appreciation (6.4% local appreciation)).
• Iowa County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.4% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $38k; list at $75k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.75%
• DSCR: 1.39
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.5%
• Equity multiple: 2.58×
• Total profit: $33,279
• Equity at exit: $49,149

10-year hold

• IRR: 22.0%
• Equity multiple: 5.28×
• Total profit: $89,799
• Equity at exit: $90,909

Cash invested: $21,000 (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 52316

• Home prices YoY: 3.4%
• Active inventory: 9
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $817 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$68 /mo · $814/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $153

Break-even live

Break-even rent $623

Max offer price $75,000

Occupancy floor 76%

Sensitivity live

Price	-10% $196	-5% $174	+0% $153	+5% $132	+10% $111
Rent	-10% $89	-5% $121	+0% $153	+5% $185	+10% $218
Rate	-1.0pp $191	-0.5pp $172	base $153	+0.5pp $134	+1.0pp $114

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $75,000 Active 25 DOM
2. 2026-06-18
   days on market $75,000 Active 23 DOM
3. 2026-06-17
   days on market $75,000 Active 22 DOM
4. 2026-06-16
   days on market $75,000 Active 21 DOM
5. 2026-06-15
   days on market $75,000 Active 20 DOM
6. 2026-06-13
   days on market $75,000 Active 18 DOM
7. 2026-06-12
   days on market $75,000 Active 17 DOM
8. 2026-06-09
   days on market $75,000 Active 14 DOM
9. 2026-06-08
   days on market $75,000 Active 13 DOM
10. 2026-06-07
    days on market $75,000 Active 12 DOM
11. 2026-06-07
    days on market $75,000 Active 11 DOM
12. 2026-06-04
    days on market $75,000 Active 8 DOM
13. 2026-06-02
    days on market $75,000 Active 7 DOM
14. 2026-06-01
    days on market $75,000 Active 6 DOM
15. 2026-05-31
    days on market $75,000 Active 5 DOM
16. 2026-05-31
    days on market $75,000 Active 4 DOM
17. 2026-05-26
    listed $75,000 Active
18. 2018-07-11
    soldstatus $38,000 529-char remark

    Show marketing remark (529 chars)

    Make yourself at home in the large living room & enjoy the spacious kitchen. You'll notice the fresh paint throughout. Laundry & bath w/ new toilet conveniently located on the main floor. Private den on the main level offers additional living space. Upstairs master bedroom w/ large closet. Original hardwood floors w/ fresh paint throughout upper level. Non-conforming 3rd bedroom upstairs. The property features an oversized garage, garden shed, & patio for entertaining. Air conditioner '08. Water heater '14.

19. 2018-07-02
    price $42,000 529-char remark

    Show marketing remark (529 chars)

    Make yourself at home in the large living room & enjoy the spacious kitchen. You'll notice the fresh paint throughout. Laundry & bath w/ new toilet conveniently located on the main floor. Private den on the main level offers additional living space. Upstairs master bedroom w/ large closet. Original hardwood floors w/ fresh paint throughout upper level. Non-conforming 3rd bedroom upstairs. The property features an oversized garage, garden shed, & patio for entertaining. Air conditioner '08. Water heater '14.

20. 2018-03-14
    listed $38,000 529-char remark

    Show marketing remark (529 chars)

    Make yourself at home in the large living room & enjoy the spacious kitchen. You'll notice the fresh paint throughout. Laundry & bath w/ new toilet conveniently located on the main floor. Private den on the main level offers additional living space. Upstairs master bedroom w/ large closet. Original hardwood floors w/ fresh paint throughout upper level. Non-conforming 3rd bedroom upstairs. The property features an oversized garage, garden shed, & patio for entertaining. Air conditioner '08. Water heater '14.

ⓘ 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: $814 · $68/mo
• Projected year-2 tax: $996 · $83/mo
• Expected delta: +$182/yr (+$15/mo · 22.3%)

ⓘ 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 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,804
• − Mortgage interest: −$4,201
• − Property taxes: −$814
• − Insurance: −$375
• − Repairs & maintenance: −$784
• − Management: −$784
• − Depreciation: −$2,182
• Taxable income: $664
• Est. tax owed @ 24.0%: −$159
• After-tax cash flow: $1,677/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: English Valleys Community School District
• NCES district ID: 1910980
• Math proficiency: 63% ▼ -3.00%
• Reading proficiency: 71% ▲ 4.00%
• Median HH income: $48,683
• Composite: 56.73/100
• National rank: #1126
• State rank: #177 of 289 in IA

Livability — North English

• Score: 69/100
• State rank: #398
• US rank: #8472

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North English, IA
• Population (ZIP): 1,621

Population outlook (Iowa County) Hauer SSP2

• Today (2025): 16,503 people
• By 2030: 16,422 · -0.5%
• By 2040: 16,081 · -2.6%
• By 2050: 15,428 · -6.5%
• By 2075: 14,067 · -14.8%
• By 2100: 11,638 · -29.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: English 4% Portuguese 4% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Iowa

• 2024 margin: Strong R (+27.8) · D 35.4% · R 63.1% · Other 1.6%
• 2008→2024 swing: -27.9pp toward R · 2008: 0.2pp · 2024: -27.8pp
• All cycles: 2024: R+27.8 2020: R+25.3 2016: R+24.2 2012: R+4.9 2008: D+0.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.42%
• Current HPI: 195.68
• 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

+97.4% since first listed

4 events — show timeline

• 2026-05-26 Listed $75,000 FSBO.com
• 2018-07-11 Sold (MLS) $38,000 ICAARMLS
• 2018-07-02 Price Changed $42,000 ICAARMLS
• 2018-03-14 Listed $38,000 ICAARMLS

Property tax history

+9.7%/yr

Latest (2025): $814 · +6.8% YoY. Source: county tax records.