814 S 3rd Lane Ln · Guttenberg, IA 52052

$155,000

2 bd · 1.0 ba · 1,944 sqft · SingleFamily public records · 137 Days on market

Built 1963 5,000 sqft lot $80/sqft · 10% below area Est $189k · 18% under

---

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).

• ARV discount +15.0/15.0
• Appreciation +8.9/10.0
• Cash flow +7.4/30.0
• Schools +5.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.5/10.0

Listing remarks MLS

Looking for a weekend/vacation home for you and all your friends or start a business as a short term/weekend rental don't look any further. This home is ready to go with 5 bedrooms (1 on the main level and 4 on the upper level) a full bath with laundry downstairs and a brand new full bath suite on the upper level. New stove and microwave, newer flooring and other updates Huge living room and dining area, kitchen with breakfast nook for serving coffee in the mornings. Enclosed porch addition for the cold evenings and covered outside patio for cooking. Loads of parking out front for guests and is located just 2 blocks from the south city marinas.

Key facts

• Full bath suite
• Loads of parking
• 5,000 sq ft lot

Tags

• FULL BATH SUITE
• ENCLOSED PORCH ADDITION
• COVERED OUTSIDE PATIO
• LOADS OF PARKING
• 2 BLOCKS FROM MARINAS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (22.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (32.2% below list).
• Recommended offer: $105k (32.2% 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.
• 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 $13k of equity ($1k loan paydown + $12k 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.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,071 (32.2% 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 137 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.54%
• DSCR: 0.75
• GRM: 12.3

CMA / ARV

• ARV (median comp): $189,366
• List price: $155,000
• Delta: -18.15%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1214 S Hwy 52	0.37mi	3/2.0 (+1)	2,120 (+9%)	13mo	$209,000	$99	48
722 S River Park Drive Dr	0.15mi	3/0.5 (+1)	1,673 (-14%)	22mo	$280,000	$167	44
10 China St	0.68mi	2/1.5	2,086 (+7%)	14mo	$299,900	$144	42

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: 15.4%
• Equity multiple: 2.13×
• Total profit: $49,231
• Equity at exit: $115,779

10-year hold

• IRR: 15.1%
• Equity multiple: 4.51×
• Total profit: $152,245
• Equity at exit: $227,958

Cash invested: $43,400 (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 52052

• Home prices YoY: 3.5%
• Active inventory: 40
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,051 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$153 /mo · $1,834/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $-200

Break-even live

Break-even rent $1,304

Max offer price $119,635

Occupancy floor —

Sensitivity live

Price	-10% $-112	-5% $-156	+0% $-200	+5% $-244	+10% $-288
Rent	-10% $-283	-5% $-242	+0% $-200	+5% $-159	+10% $-117
Rate	-1.0pp $-122	-0.5pp $-161	base $-200	+0.5pp $-240	+1.0pp $-281

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $155,000 Active 137 DOM
2. 2026-06-21
   days on market $155,000 Active 136 DOM
3. 2026-06-18
   days on market $155,000 Active 134 DOM
4. 2026-06-17
   days on market $155,000 Active 133 DOM
5. 2026-06-16
   days on market $155,000 Active 132 DOM
6. 2026-06-15
   days on market $155,000 Active 131 DOM
7. 2026-06-13
   days on market $155,000 Active 129 DOM
8. 2026-06-12
   days on market $155,000 Active 128 DOM
9. 2026-06-09
   days on market $155,000 Active 125 DOM
10. 2026-06-08
    days on market $155,000 Active 124 DOM
11. 2026-06-07
    days on market $155,000 Active 123 DOM
12. 2026-06-05
    days on market $155,000 Active 121 DOM
13. 2026-06-04
    days on market $155,000 Active 119 DOM
14. 2026-06-02
    days on market $155,000 Active 118 DOM
15. 2026-06-01
    days on market $155,000 Active 117 DOM
16. 2026-05-31
    days on market $155,000 Active 116 DOM
17. 2026-05-31
    days on market $155,000 Active 115 DOM
18. 2026-05-01
    price $155,000 653-char remark

    Show marketing remark (653 chars)

    Looking for a weekend/vacation home for you and all your friends or start a business as a short term/weekend rental don't look any further. This home is ready to go with 5 bedrooms (1 on the main level and 4 on the upper level) a full bath with laundry downstairs and a brand new full bath suite on the upper level. New stove and microwave, newer flooring and other updates Huge living room and dining area, kitchen with breakfast nook for serving coffee in the mornings. Enclosed porch addition for the cold evenings and covered outside patio for cooking. Loads of parking out front for guests and is located just 2 blocks from the south city marinas.

19. 2026-02-04
    listed $159,000 Active 653-char remark

    Show marketing remark (653 chars)

    Looking for a weekend/vacation home for you and all your friends or start a business as a short term/weekend rental don't look any further. This home is ready to go with 5 bedrooms (1 on the main level and 4 on the upper level) a full bath with laundry downstairs and a brand new full bath suite on the upper level. New stove and microwave, newer flooring and other updates Huge living room and dining area, kitchen with breakfast nook for serving coffee in the mornings. Enclosed porch addition for the cold evenings and covered outside patio for cooking. Loads of parking out front for guests and is located just 2 blocks from the south city marinas.

20. 2025-08-20
    soldstatus $135,000
21. 2025-08-19
    soldstatus $135,000 Closed 735-char remark

    Show marketing remark (735 chars)

    Looking for your weekend/vacation home for you and all your friends or start a business as a short term rental/weekend rental don't look any further. This home is ready to go with 6 bedrooms (1 on main level 5 on 2nd level) a full bath down with laundry and 1/2 bath up. Large living room and dining area, kitchen with breakfast island and newer hardwood cabinets, new laminate and hardwood flooring on main level and all new carpet on 2nd floor, meet your people at the hallway coffee bar, rear sitting room, newly added 4 season porch and covered patio area for outside seating. Fully fenced yard and small rear garden shed. Loads of parking room for vehicles and trailers. This place has so many areas to entertain all your friends.

22. 2025-07-24
    status Pending 735-char remark

    Show marketing remark (735 chars)

    Looking for your weekend/vacation home for you and all your friends or start a business as a short term rental/weekend rental don't look any further. This home is ready to go with 6 bedrooms (1 on main level 5 on 2nd level) a full bath down with laundry and 1/2 bath up. Large living room and dining area, kitchen with breakfast island and newer hardwood cabinets, new laminate and hardwood flooring on main level and all new carpet on 2nd floor, meet your people at the hallway coffee bar, rear sitting room, newly added 4 season porch and covered patio area for outside seating. Fully fenced yard and small rear garden shed. Loads of parking room for vehicles and trailers. This place has so many areas to entertain all your friends.

23. 2025-07-24
    listed $135,000 Active 735-char remark

    Show marketing remark (735 chars)

    Looking for your weekend/vacation home for you and all your friends or start a business as a short term rental/weekend rental don't look any further. This home is ready to go with 6 bedrooms (1 on main level 5 on 2nd level) a full bath down with laundry and 1/2 bath up. Large living room and dining area, kitchen with breakfast island and newer hardwood cabinets, new laminate and hardwood flooring on main level and all new carpet on 2nd floor, meet your people at the hallway coffee bar, rear sitting room, newly added 4 season porch and covered patio area for outside seating. Fully fenced yard and small rear garden shed. Loads of parking room for vehicles and trailers. This place has so many areas to entertain all your friends.

24. 2023-05-17
    soldstatus $120,000 Closed
25. 2023-04-05
    status Pending
26. 2023-04-03
    listed $120,000 Active
27. 2013-08-09
    historical
28. 2013-04-09
    listed $37,900

ⓘ 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: $1,834 · $153/mo
• Projected year-2 tax: $2,134 · $178/mo
• Expected delta: +$300/yr (+$25/mo · 16.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 55% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $12,609
• − Mortgage interest: −$8,682
• − Property taxes: −$1,834
• − Insurance: −$775
• − Repairs & maintenance: −$1,009
• − Management: −$1,009
• − Depreciation: −$4,509
• Taxable loss: −$5,209
• Est. tax savings @ 24.0%: +$1,250
• After-tax cash flow: $-1,152/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

+309.0% since first listed

11 events — show timeline

• 2026-05-01 Price Changed $155,000 NEIRBR as distributed by MLS GRID
• 2026-02-04 Listed $159,000 NEIRBR as distributed by MLS GRID
• 2025-08-20 Sold (Public Records) $135,000 Public Records
• 2025-08-19 Sold (MLS) $135,000 NEIRBR as distributed by MLS GRID
• 2025-07-24 Pending — NEIRBR as distributed by MLS GRID
• 2025-07-24 Listed $135,000 NEIRBR as distributed by MLS GRID
• 2023-05-17 Sold (MLS) $120,000 NEIRBR as distributed by MLS GRID
• 2023-04-05 Pending — NEIRBR as distributed by MLS GRID
• 2023-04-03 Listed $120,000 NEIRBR as distributed by MLS GRID
• 2013-08-09 Listing Removed — MARMLS
• 2013-04-09 Listed $37,900 MARMLS

Property tax history

+0.6%/yr

Latest (2025): $1,834 · +2.0% YoY. Source: county tax records.