508 River Street St · Iowa Falls, IA 50126

$105,000

3 bd · 1.5 ba · 1,376 sqft · SingleFamily public records · 12 Days on market

Built 1895 4,356 sqft lot Est $143k · 27% under

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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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +6.2/10.0
• Schools +5.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Character and charm shine throughout this 2-story home featuring beautiful original woodwork, an open staircase, and built-in hutch with timeless appeal. Spacious living and dining areas offer a comfortable layout filled with natural character, while the extended kitchen features a gas stove along with generous workspace and storage possibilities. Additional features include central air, energy-efficient furnace, unfinished basement with laundry area and storage space, detached 10x20 carport, and newer 10x20 storage shed. Recent exterior paint and painted porches add to the home’s curb appeal. Conveniently located near the library, river access, downtown amenities, restaurants, shopping, and other local conveniences. A great opportunity to own a home with character, functional space, and recent improvements at an attractive price point.

Key facts

• Open staircase
• Extended kitchen
• Gas stove

Tags

• ORIGINAL WOODWORK
• OPEN STAIRCASE
• BUILT-IN HUTCH
• EXTENDED KITCHEN
• GAS STOVE
• CENTRAL AIR

Property features AI

Exterior

• Parking: Carport on concrete surface
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Wood siding construction
• Exterior features: Lot approximately 0.1 acre (approximately 4,356 SF); Regular lot dimensions: 66 x 66

Interior

• Bathrooms: One three-quarter bathroom; One one-quarter bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Basement present; Two levels

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 9.5% vs local median 3.8% in Iowa Falls — 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 77/100 on livability (#172 in IA, #3,097 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Iowa Falls Community School District (town): math 62% / reading 71% proficiency, ranked #184 of 289 in IA (top 64%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Rock Run Elementary (math 70% / reading 68%, grade A-, #263 of 616 statewide, top 43%, 294 students, 42% FRL); Riverbend Middle School (math 56% / reading 65%, grade B+, #183 of 246 statewide, top 75%, 288 students, 42% FRL); Iowa Falls - Alden High School (math 60% / reading 78%, grade B, #176 of 336 statewide, top 53%, 412 students, 35% FRL).
• Market conditions: 92 active listings in the ZIP; 6 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hardin County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1895 — 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: 1.12% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.53%
• DSCR: 1.51
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $143,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Mildred Ave	0.25mi	3/1.5	1,362 (-1%)	0mo	$194,900	$143	86
238 Sarah Ave	0.30mi	3/2.0	1,357 (-1%)	1mo	$170,000	$125	81
916 Elizabeth St	0.54mi	3/2.0	1,284 (-7%)	6mo	$132,900	$104	57
322 Rocksylvania Ave	0.32mi	4/1.5 (+1)	1,560 (+13%)	9mo	$139,500	$89	50
1201 Siloam Ave	0.60mi	3/2.0	1,272 (-8%)	8mo	$185,000	$145	50
1103 Siloam Ave	0.58mi	3/2.0	1,528 (+11%)	3mo	$105,500	$69	50
1406 River St	0.54mi	3/3.0	1,248 (-9%)	4mo	$103,000	$83	50
330 Jason Ave	0.34mi	2/1.0 (-1)	1,557 (+13%)	8mo	$131,500	$84	49
209 Mulford Dr	0.49mi	3/2.0	1,544 (+12%)	9mo	$220,000	$142	47
1620 River St	0.69mi	3/1.0	1,528 (+11%)	1mo	$78,000	$51	47
928 Woodland	0.66mi	3/2.0	1,235 (-10%)	4mo	$165,000	$134	47
627 Depot St	0.56mi	4/1.0 (+1)	1,260 (-8%)	7mo	$106,000	$84	46

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

Projected returns pro-forma

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

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $947
• Equity at exit: $15,656

10-year hold

• IRR: 10.5%
• Equity multiple: 1.81×
• Total profit: $23,863
• Equity at exit: $9,078

Cash invested: $29,400 (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 50126

• Active inventory: 92
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,173 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$50 /mo · $600/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $283

Break-even live

Break-even rent $816

Max offer price $105,000

Occupancy floor 71%

Sensitivity live

Price	-10% $342	-5% $312	+0% $283	+5% $253	+10% $223
Rent	-10% $190	-5% $236	+0% $283	+5% $329	+10% $375
Rate	-1.0pp $335	-0.5pp $309	base $283	+0.5pp $255	+1.0pp $228

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-09
   status $105,000 Pending 12 DOM
2. 2026-06-08
   days on market $105,000 Active 12 DOM
3. 2026-06-07
   days on market $105,000 Active 11 DOM
4. 2026-06-07
   days on market $105,000 Active 10 DOM
5. 2026-06-04
   days on market $105,000 Active 7 DOM
6. 2026-06-02
   days on market $105,000 Active 6 DOM
7. 2026-06-01
   days on market $105,000 Active 5 DOM
8. 2026-05-31
   days on market $105,000 Active 4 DOM
9. 2026-05-31
   days on market $105,000 Active 3 DOM
10. 2026-05-27
    listed $105,000 Active 854-char remark

    Show marketing remark (854 chars)

    Character and charm shine throughout this 2-story home featuring beautiful original woodwork, an open staircase, and built-in hutch with timeless appeal. Spacious living and dining areas offer a comfortable layout filled with natural character, while the extended kitchen features a gas stove along with generous workspace and storage possibilities. Additional features include central air, energy-efficient furnace, unfinished basement with laundry area and storage space, detached 10x20 carport, and newer 10x20 storage shed. Recent exterior paint and painted porches add to the home’s curb appeal. Conveniently located near the library, river access, downtown amenities, restaurants, shopping, and other local conveniences. A great opportunity to own a home with character, functional space, and recent improvements at an attractive price point.

11. 2026-05-27
    listed $105,000 Active

    Show marketing remark (854 chars)

    Character and charm shine throughout this 2-story home featuring beautiful original woodwork, an open staircase, and built-in hutch with timeless appeal. Spacious living and dining areas offer a comfortable layout filled with natural character, while the extended kitchen features a gas stove along with generous workspace and storage possibilities. Additional features include central air, energy-efficient furnace, unfinished basement with laundry area and storage space, detached 10x20 carport, and newer 10x20 storage shed. Recent exterior paint and painted porches add to the home’s curb appeal. Conveniently located near the library, river access, downtown amenities, restaurants, shopping, and other local conveniences. A great opportunity to own a home with character, functional space, and recent improvements at an attractive price point.

12. 2023-08-25
    historical 254-char remark

    Show marketing remark (254 chars)

    Located close to Library and downtown amenities. This home features some nice original woodwork, colonnades, open stairwell, built in hutch, energy efficient furnace and central air, newer floorings and replacement windows. Be sure to check this one out!

13. 2023-08-25
    soldstatus $97,500 Closed 254-char remark

    Show marketing remark (254 chars)

    Located close to Library and downtown amenities. This home features some nice original woodwork, colonnades, open stairwell, built in hutch, energy efficient furnace and central air, newer floorings and replacement windows. Be sure to check this one out!

14. 2023-08-25
    soldstatus $97,500

    Show marketing remark (254 chars)

    Located close to Library and downtown amenities. This home features some nice original woodwork, colonnades, open stairwell, built in hutch, energy efficient furnace and central air, newer floorings and replacement windows. Be sure to check this one out!

15. 2023-08-07
    status Pending 254-char remark

    Show marketing remark (254 chars)

    Located close to Library and downtown amenities. This home features some nice original woodwork, colonnades, open stairwell, built in hutch, energy efficient furnace and central air, newer floorings and replacement windows. Be sure to check this one out!

16. 2023-07-13
    historical Active Under Contract 254-char remark

    Show marketing remark (254 chars)

    Located close to Library and downtown amenities. This home features some nice original woodwork, colonnades, open stairwell, built in hutch, energy efficient furnace and central air, newer floorings and replacement windows. Be sure to check this one out!

17. 2023-06-15
    listed $104,900 Active 254-char remark

    Show marketing remark (254 chars)

    Located close to Library and downtown amenities. This home features some nice original woodwork, colonnades, open stairwell, built in hutch, energy efficient furnace and central air, newer floorings and replacement windows. Be sure to check this one out!

ⓘ 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: $600 · $50/mo
• Projected year-2 tax: $1,124 · $94/mo
• Expected delta: +$524/yr (+$44/mo · 87.4%)

ⓘ 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 ≥101°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: $14,079
• − Mortgage interest: −$5,882
• − Property taxes: −$600
• − Insurance: −$525
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$3,055
• Taxable income: $1,766
• Est. tax owed @ 24.0%: −$424
• After-tax cash flow: $2,966/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: Iowa Falls Community School District
• NCES district ID: 1914730
• Math proficiency: 62% ▼ -9.00%
• Reading proficiency: 71% ▼ -5.00%
• Median HH income: $46,696
• Composite: 56.12/100
• National rank: #1182
• State rank: #184 of 289 in IA

Livability — Iowa Falls

• Score: 77/100
• State rank: #172
• US rank: #3097

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Iowa Falls, IA
• City population: 6,362
• Population (ZIP): 6,362

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 2% Black 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Portuguese 6% Iranian 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -87.54%
• Current HPI: 146.3741
• 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

+0.1% since first listed

8 events — show timeline

• 2026-05-27 Listed $105,000 Greater Mason BOR
• 2026-05-27 Listed $105,000 IAR
• 2023-08-25 Delisted — IAR
• 2023-08-25 Sold (Public Records) $97,500 Public Records
• 2023-08-25 Sold (MLS) $97,500 IAR
• 2023-08-07 Pending — IAR
• 2023-07-13 Contingent — IAR
• 2023-06-15 Listed $104,900 IAR

Property tax history

-2.1%/yr

Latest (2025): $600 · -16.0% YoY. Source: county tax records.