332 N 1st St · Guttenberg, IA 52052

$128,000

3 bd · 2.0 ba · 1,470 sqft · SingleFamily public records · 80 Days on market

Built 1906 5,000 sqft lot $87/sqft · 23% below area Est $166k · 23% under ↓ 4% since listing

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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 +15.5/30.0
• ARV discount +15.0/15.0
• Appreciation +8.9/10.0
• Schools +5.8/10.0
• DSCR +4.8/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Just one block from the Mississippi River, this 3-bedroom, 1.5-bath home is ready for your personal touch. Situated on a corner lot outside the floodplain, it offers peace of mind and plenty of potential. The large detached garage is heated—perfect for a workshop—or use it to store all your recreational toys. Start your journey by getting pre-approved with your lender, then connect with your trusted real estate agent to schedule a personal tour.

Key facts

• Heated garage
• Corner lot
• Detached garage

Tags

• CORNER LOT
• DETACHED GARAGE
• HEATED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $52 ($629/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (13.8% below list).
• Recommended offer: $110k (13.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#199 in IA, #3,648 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Clayton Ridge Community School District (rural): math 66% / reading 72% proficiency, ranked #164 of 289 in IA (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Clayton Ridge Elementary School (math 72% / reading 77%, grade A, #131 of 616 statewide, top 27%, 306 students, 38% FRL); Clayton Ridge Middle School (math 67% / reading 77%, grade A, #95 of 246 statewide, top 42%, 125 students, 40% FRL); Clayton Ridge High School (math 67% / reading 82%, grade B+, #89 of 336 statewide, top 30%, 192 students, 43% FRL).
• Market conditions: 40 active listings in the ZIP; 48 units permitted in Clayton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($885 loan paydown + $10k appreciation (7.8% local appreciation)).
• Clayton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.8% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($120k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,374 (13.8% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — 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 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?
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: 0.86% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.75%
• DSCR: 1.08
• GRM: 9.7

CMA / ARV

• ARV (median comp): $165,959
• List price: $128,000
• Delta: -22.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Main St	0.27mi	2/2.0 (-1)	1,400 (-5%)	3mo	$190,000	$136	72
719 N 3rd Street St	0.31mi	2/2.0 (-1)	1,509 (+3%)	6mo	$210,000	$139	71
514 N 2nd Street St	0.13mi	3/2.0	1,344 (-9%)	15mo	$108,350	$81	67
331 N First St	0.03mi	2/1.0 (-1)	1,332 (-9%)	13mo	$159,500	$120	63
102 S Third St	0.29mi	2/1.0 (-1)	1,510 (+3%)	14mo	$75,000	$50	61
106 Goethe St	0.49mi	3/1.5	1,350 (-8%)	9mo	$169,000	$125	54
810 N 4th Ln	0.39mi	3/1.0	1,635 (+11%)	17mo	$174,000	$106	45

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

Projected returns pro-forma

7.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.52×
• Total profit: $54,505
• Equity at exit: $95,611

10-year hold

• IRR: 19.4%
• Equity multiple: 5.34×
• Total profit: $155,575
• Equity at exit: $188,249

Cash invested: $35,840 (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 52052

• Home prices YoY: 3.5%
• Active inventory: 40
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$671
• Tax from tax record: −$95 /mo · $1,140/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $52

Break-even live

Break-even rent $1,037

Max offer price $128,000

Occupancy floor 90%

Sensitivity live

Price	-10% $125	-5% $89	+0% $52	+5% $16	+10% $-20
Rent	-10% $-35	-5% $9	+0% $52	+5% $96	+10% $140
Rate	-1.0pp $117	-0.5pp $85	base $52	+0.5pp $19	+1.0pp $-15

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-14
   status $128,000 Pending 80 DOM
2. 2026-06-13
   days on market $128,000 Active 80 DOM
3. 2026-06-12
   days on market $128,000 Active 79 DOM
4. 2026-06-09
   days on market $128,000 Active 76 DOM
5. 2026-06-08
   days on market $128,000 Active 75 DOM
6. 2026-06-07
   days on market $128,000 Active 74 DOM
7. 2026-06-05
   days on market $128,000 Active 72 DOM
8. 2026-06-04
   days on market $128,000 Active 70 DOM
9. 2026-06-02
   days on market $128,000 Active 69 DOM
10. 2026-06-01
    days on market $128,000 Active 68 DOM
11. 2026-05-31
    days on market $128,000 Active 67 DOM
12. 2026-05-31
    days on market $128,000 Active 66 DOM
13. 2026-04-20
    price $143,000 461-char remark

    Show marketing remark (461 chars)

    Just one block from the Mississippi River, this 3-bedroom, 1.5-bath home is ready for your personal touch. Situated on a corner lot outside the floodplain, it offers peace of mind and plenty of potential. The large detached garage is heated—perfect for a workshop—or use it to store all your recreational toys. Start your journey by getting pre-approved with your lender, then connect with your trusted real estate agent to schedule a personal tour.

14. 2026-03-25
    listed $149,000 Active 461-char remark

    Show marketing remark (461 chars)

    Just one block from the Mississippi River, this 3-bedroom, 1.5-bath home is ready for your personal touch. Situated on a corner lot outside the floodplain, it offers peace of mind and plenty of potential. The large detached garage is heated—perfect for a workshop—or use it to store all your recreational toys. Start your journey by getting pre-approved with your lender, then connect with your trusted real estate agent to schedule a personal tour.

ⓘ 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: $1,140 · $95/mo
• Projected year-2 tax: $1,575 · $131/mo
• Expected delta: +$435/yr (+$36/mo · 38.1%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $13,245
• − Mortgage interest: −$7,170
• − Property taxes: −$1,140
• − Insurance: −$640
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$3,724
• Taxable loss: −$1,548
• Est. tax savings @ 24.0%: +$372
• After-tax cash flow: $1,000/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: Clayton Ridge Community School District
• NCES district ID: 1913350
• Math proficiency: 66% ▼ -1.00%
• Reading proficiency: 72% ▲ 3.00%
• Median HH income: $46,597
• Composite: 58.19/100
• National rank: #1024
• State rank: #164 of 289 in IA

Livability — Guttenberg

• Score: 76/100
• State rank: #199
• US rank: #3648

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Guttenberg, IA
• Population (ZIP): 2,807

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 16,656 people
• By 2030: 15,986 · -4.0%
• By 2040: 14,554 · -12.6%
• By 2050: 13,187 · -20.8%
• By 2075: 11,131 · -33.2%
• By 2100: 9,733 · -41.6%

Race, ethnicity, and origin ACS 2023

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

Political lean MEDSL · Clayton

• 2024 margin: Solid R (+34.5) · D 32.2% · R 66.7% · Other 1.2%
• 2008→2024 swing: -51.7pp toward R · 2008: 17.2pp · 2024: -34.5pp
• All cycles: 2024: R+34.5 2020: R+28.8 2016: R+22.8 2012: D+6.9 2008: D+17.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.81%
• Current HPI: 232.2633
• 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

-4.0% since first listed

2 events — show timeline

• 2026-04-20 Price Changed $143,000 NEIRBR as distributed by MLS GRID
• 2026-03-25 Listed $149,000 NEIRBR as distributed by MLS GRID

Property tax history

-2.0%/yr

Latest (2025): $1,140 · +2.5% YoY. Source: county tax records.