1468 Hwy 105 · St. Ansgar, IA 50472

$184,900

4 bd · 1.5 ba · 1,510 sqft · SingleFamily public records · 248 Days on market

Built 1900 1.98 ac lot ↓ 3% since listing

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Why this score? — see what drove the D 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 +10.7/30.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• Schools +7.0/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks

Here's your opportunity to own 2 acres along a hard surface road just outside the city limits of St. Ansgar, Iowa! This property offers a prime location with plenty of room to grow and many possibilities-whether you're looking to update the existing home, build your dream home, or even explore subdividing options. The current 2-story home features 4 bedrooms (including one on the main floor), 1 1/2 bathrooms, kitchen with eating area, formal dining room, comfy living room, main floor laundry and an enclosed front porch. Outside you'll find a pole shed and additional yard shed- perfect for storage, hobbies, or small projects. Enjoy country living with the convenience of being close to town-

Key facts

• Hard surface road
• Pole shed
• 2 acres

Tags

• 2 ACRES
• HARD SURFACE ROAD
• PRIME LOCATION
• ENCLOSED FRONT PORCH
• POLE SHED
• YARD SHED

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Private well water; Public sewer
• Home design: Single-family residential property
• Construction: Slate and asphalt/shingle roof
• Exterior features: Enclosed porch/patio; Barn(s); Irregular-shaped 2-acre lot; Gravel road access

Interior

• Kitchen: Gas water heater
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units
• Interior features: Eat-in kitchen; Partially finished basement with interior entry
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (31.4% below list).
• Recommended offer: $127k (31.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• St Ansgar Community School District (rural): math 84% / reading 82% proficiency, ranked #16 of 289 in IA (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: St Ansgar Elementary School (math 82% / reading 77%, grade A, #71 of 616 statewide, top 15%, 320 students, 24% FRL); St Ansgar Middle School (math 87% / reading 82%, grade A+, #10 of 246 statewide, top 4%, 117 students, 25% FRL); St Ansgar High School (math 82% / reading 87%, grade A, #14 of 336 statewide, top 4%, 171 students, 25% FRL) — zoned schools at 24% FRL track the district average.
• Market conditions: 22 active listings in the ZIP; 41 units permitted in Mitchell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (4.8% local appreciation)).
• Mitchell County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $126,834 (31.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.07%
• DSCR: 0.91
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $117,780
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 S George St	0.42mi	3/2.0 (-1)	1,533 (+2%)	14mo	$120,000	$78	59
314 S Mitchell St	0.59mi	3/1.5 (-1)	1,724 (+14%)	2mo	$112,500	$65	42
513 W 5th St St	0.40mi	3/1.5 (-1)	1,670 (+11%)	24mo	$114,900	$69	39
514 Boulder Ln Ln	0.71mi	3/2.0 (-1)	1,680 (+11%)	11mo	$370,000	$220	32
203 W 8th St	0.70mi	3/2.0 (-1)	1,618 (+7%)	20mo	$190,000	$117	32

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

Projected returns pro-forma

4.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.4%
• Equity multiple: 1.66×
• Total profit: $34,146
• Equity at exit: $101,935

10-year hold

• IRR: 11.9%
• Equity multiple: 3.11×
• Total profit: $109,307
• Equity at exit: $173,618

Cash invested: $51,772 (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 50472

• Home prices YoY: 1.9%
• Active inventory: 22
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$45 /mo · $538/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $-90

Break-even live

Break-even rent $1,382

Max offer price $169,087

Occupancy floor —

Sensitivity live

Price	-10% $15	-5% $-37	+0% $-90	+5% $-142	+10% $-194
Rent	-10% $-190	-5% $-140	+0% $-90	+5% $-39	+10% $11
Rate	-1.0pp $4	-0.5pp $-42	base $-90	+0.5pp $-137	+1.0pp $-186

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $184,900 Active 248 DOM
2. 2026-06-21
   days on market $184,900 Active 247 DOM
3. 2026-06-18
   days on market $184,900 Active 245 DOM
4. 2026-06-17
   price $184,900 Active 244 DOM
5. 2026-06-17
   days on market $189,500 Active 244 DOM
6. 2026-06-16
   days on market $189,500 Active 243 DOM
7. 2026-06-15
   days on market $189,500 Active 242 DOM
8. 2026-06-13
   days on market $189,500 Active 240 DOM
9. 2026-06-12
   days on market $189,500 Active 239 DOM
10. 2026-06-09
    days on market $189,500 Active 236 DOM
11. 2026-06-08
    days on market $189,500 Active 235 DOM
12. 2026-06-07
    days on market $189,500 Active 234 DOM
13. 2026-06-07
    days on market $189,500 Active 233 DOM
14. 2026-06-04
    days on market $189,500 Active 230 DOM
15. 2026-06-02
    days on market $189,500 Active 229 DOM
16. 2026-06-01
    days on market $189,500 Active 228 DOM
17. 2026-05-31
    days on market $189,500 Active 227 DOM
18. 2026-05-31
    days on market $189,500 Active 226 DOM
19. 2026-04-16
    price $189,500
20. 2025-10-15
    listed $194,900 Active

ⓘ 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: $538 · $45/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: +$1,182/yr (+$99/mo · 219.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 16 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: $15,220
• − Mortgage interest: −$10,357
• − Property taxes: −$538
• − Insurance: −$924
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$5,379
• Taxable loss: −$4,414
• Est. tax savings @ 24.0%: +$1,059
• After-tax cash flow: $-15/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: St Ansgar Community School District
• NCES district ID: 1925200
• Math proficiency: 84% ▬ 0.00%
• Reading proficiency: 82% ▲ 2.00%
• Median HH income: $52,141
• Composite: 70.36/100
• National rank: #269
• State rank: #16 of 289 in IA

Livability — St. Ansgar

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,577

Population outlook (Mitchell County) Hauer SSP2

• Today (2025): 10,729 people
• By 2030: 10,702 · -0.3%
• By 2040: 10,632 · -0.9%
• By 2050: 10,346 · -3.6%
• By 2075: 9,770 · -8.9%
• By 2100: 8,351 · -22.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Portuguese 13% Iranian 3% Czech 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Mitchell

• 2024 margin: Solid R (+31.1) · D 33.8% · R 64.9% · Other 1.4%
• 2008→2024 swing: -43.5pp toward R · 2008: 12.3pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+27.9 2016: R+24.3 2012: D+3.4 2008: D+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.75%
• Current HPI: 250.531
• 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

-2.8% since first listed

2 events — show timeline

• 2026-04-16 Price Changed $189,500 NEIRBR as distributed by MLS GRID
• 2025-10-15 Listed $194,900 NEIRBR as distributed by MLS GRID

Property tax history

-1.7%/yr

Latest (2025): $538 · -9.4% YoY. Source: county tax records.