611 Washington St · Victor, IA 52347

$73,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 97 Days on market

Built 1955 8,276 sqft lot Est $61k · 20% over

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Why this score? — see what drove the C 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 +24.8/30.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• Appreciation +6.3/10.0
• Schools +5.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Charming 2-bedroom, 1-bath home featuring an attached garage and a bright, inviting eat-in kitchen perfect for comfortable everyday living.

Key facts

• 8,276 sq ft lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($836 rent vs $73k).
• Recommended offer: $66k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#276 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• H-L-V Community School District (rural): math 62% / reading 65% proficiency, ranked #208 of 289 in IA (top 72%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: H-L-V Elementary School (math 57% / reading 52%, grade C, #462 of 616 statewide, top 79%, 163 students, 25% FRL); H-L-V Junior-Senior High School (math 62% / reading 77%, grade B, #152 of 336 statewide, top 52%, 140 students, 32% FRL).
• Market conditions: 16 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 $2k of equity ($505 loan paydown + $2k appreciation (2.6% 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 (2.6% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $15k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,430 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 1.14% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.06%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $60,800
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
611 Washington St	0.00mi	2/1.0	800 (0%)	1mo	$39,500	$49	99
405 County Line Rd	0.20mi	2/1.0	862 (+8%)	2mo	$68,556	$80	76
414 2nd St	0.37mi	2/1.0	912 (+14%)	1mo	$57,300	$63	58
304 Union St St	0.30mi	1/1.0 (-1)	852 (+6%)	15mo	$65,000	$76	58

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

Projected returns pro-forma

2.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.83×
• Total profit: $16,944
• Equity at exit: $31,019

10-year hold

• IRR: 17.0%
• Equity multiple: 3.38×
• Total profit: $48,716
• Equity at exit: $46,446

Cash invested: $20,440 (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 52347

• Home prices YoY: 1.8%
• Active inventory: 16
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $836 medium
• Mortgage (P&I): −$383
• Tax from tax record: −$93 /mo · $1,112/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $154

Break-even live

Break-even rent $640

Max offer price $73,000

Occupancy floor 77%

Sensitivity live

Price	-10% $196	-5% $175	+0% $154	+5% $134	+10% $113
Rent	-10% $88	-5% $121	+0% $154	+5% $187	+10% $220
Rate	-1.0pp $191	-0.5pp $173	base $154	+0.5pp $135	+1.0pp $116

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-28
   status Pending
2. 2026-03-31
   price $73,000
3. 2026-03-04
   price $78,000
4. 2026-02-11
   price $83,000
5. 2026-01-21
   listed $88,000 Active
6. 2017-12-15
   soldstatus $60,000
7. 2017-09-20
   listed $60,000
8. 2017-09-20
   listed $60,000
9. 2012-12-13
   soldstatus $58,900
10. 2009-12-22
    soldstatus $49,000

ⓘ 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: $1,112 · $93/mo
• Projected year-2 tax: $1,129 · $94/mo
• Expected delta: +$17/yr (+$1/mo · 1.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $10,030
• − Mortgage interest: −$4,089
• − Property taxes: −$1,112
• − Insurance: −$365
• − Repairs & maintenance: −$802
• − Management: −$802
• − Depreciation: −$2,124
• Taxable income: $735
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $1,676/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: H-L-V Community School District
• NCES district ID: 1913380
• Math proficiency: 62% ▼ -3.00%
• Reading proficiency: 65% ▼ -10.00%
• Median HH income: $52,993
• Composite: 54.26/100
• National rank: #1372
• State rank: #208 of 289 in IA

Livability — Victor

• Score: 73/100
• State rank: #276
• US rank: #5345

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Victor, IA
• Population (ZIP): 1,351

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 (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: English 9% Iranian 4% Serbian 3%
• Foreign-born: 0%

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: ▲ 2.56%
• Current HPI: 146.0221
• 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

+49.0% since first listed

10 events — show timeline

• 2026-04-28 Pending — DMMLS
• 2026-03-31 Price Changed $73,000 DMMLS
• 2026-03-04 Price Changed $78,000 DMMLS
• 2026-02-11 Price Changed $83,000 DMMLS
• 2026-01-21 Listed $88,000 DMMLS
• 2017-12-15 Sold (Public Records) $60,000 Public Records
• 2017-09-20 Listed $60,000 CRAAR, CDRMLS
• 2017-09-20 Listed $60,000 ICAARMLS
• 2012-12-13 Sold (Public Records) $58,900 Public Records
• 2009-12-22 Sold (Public Records) $49,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,112 · +4.3% YoY. Source: county tax records.