2225 Bancroft Dr · Iowa City, IA 52240

$239,900

4 bd · 2.0 ba · 936 sqft · SingleFamily public records · 16 Days on market

Built 1977 7,405 sqft lot Est $209k · 15% over

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Why this score? — see what drove the F 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 +6.7/30.0
• Schools +5.7/10.0
• Livability +4.3/5.0
• Rent growth +4.1/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks

2225 Bancroft is a great home and at great price. This four bedroom 2 bath ranch home has a ton to offer. Situated in the Hollywood Manor subdivision just off Hollywood Boulevard, this home offers quick access to I-380, the Wetherby Park & Recreation Area, South District Market, grocery shopping and bus lines. With downtown Iowa City and the University of Iowa just a short drive away, 2225?Bancroft delivers both neighborhood charm and urban convenience. Updated LVP flooring, attached garage, large yard and a lower level guest suite with private bath and kitchen are just some of the features that will make this home a must see. Check it out today

Key facts

• University of iowa
• Downtown iowa city
• 7,405 sq ft lot

Tags

• HOLLYWOOD MANOR SUBDIVISION
• QUICK ACCESS TO I-380
• WETHERBY PARK RECREATION AREA
• SOUTH DISTRICT MARKET
• DOWNTOWN IOWA CITY
• UNIVERSITY OF IOWA

Property features AI

Finance

• HOA & community: Association fee paid annually

Exterior

• Parking: Attached garage; 1 total parking space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Located in HOLLYWOOD MANOR subdivision
• Construction: Wood siding and frame construction
• Exterior features: Deck; Patio; Sidewalks in the community; Street lights in the community

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Other interior features; Full finished basement
• Laundry & utility: Laundry in basement; Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-384 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (23.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (32.8% below list).
• Recommended offer: $161k (32.8% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 2.7% in Iowa City — 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 86/100 on livability (#13 in IA, #450 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• Iowa City Community School District (urban): math 65% / reading 70% proficiency, ranked #174 of 289 in IA (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Kirkwood Elementary School (math 27% / reading 37%, grade F, #601 of 616 statewide, top 98%, 269 students, 69% FRL); Southeast Junior High School (math 64% / reading 68%, grade A-, #152 of 246 statewide, top 62%, 812 students, 50% FRL); Iowa City High School (math 62% / reading 73%, grade B, #186 of 336 statewide, top 57%, 1,599 students, 40% FRL) — zoned schools average 53% FRL vs 30% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 55% at this address vs 68% district-wide (-12 pts) — the specific schools serving this property underperform the Iowa City Community School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.3%/yr); 261 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 714 units permitted in Johnson County in 2024 (158 in 5+ unit buildings).
• This rent runs 37% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Johnson County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.

Recommended offer $161,271 (32.8% 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. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.67% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.86%
• DSCR: 0.69
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $208,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1713 Flatiron Ave	0.31mi	3/2.0 (-1)	988 (+6%)	7mo	$215,000	$218	66
1429 Spruce St	0.57mi	3/1.5 (-1)	900 (-4%)	1mo	$215,000	$239	59
2103 Hollywood Blvd	0.57mi	3/1.0 (-1)	960 (+3%)	1mo	$185,000	$193	59
1809 Deforest Ave	0.59mi	3/1.5 (-1)	960 (+3%)	5mo	$250,000	$260	57
1426 Sycamore St	0.62mi	3/2.0 (-1)	1,000 (+7%)	5mo	$222,500	$223	51
1313 Ash St	0.67mi	3/1.0 (-1)	960 (+3%)	8mo	$228,000	$238	49
1302 Ash St	0.70mi	3/1.0 (-1)	888 (-5%)	2mo	$180,000	$203	48
1421 Keokuk St	0.69mi	3/1.0 (-1)	996 (+6%)	4mo	$212,000	$213	45
2020 Hollywood Blvd	0.57mi	3/1.5 (-1)	864 (-8%)	12mo	$215,000	$249	44
2220 Hollywood Blvd	0.72mi	3/1.0 (-1)	864 (-8%)	2mo	$190,000	$220	43
2227 California Ave	0.65mi	3/1.0 (-1)	864 (-8%)	12mo	$209,900	$243	38
1224 Franklin St	0.72mi	3/1.0 (-1)	1,043 (+11%)	12mo	$205,000	$197	28

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 · 6.32% rent growth · sell at horizon

5-year hold

• IRR: -24.6%
• Equity multiple: 0.14×
• Total profit: $-57,731
• Equity at exit: $35,770

10-year hold

• IRR: -12.7%
• Equity multiple: 0.15×
• Total profit: $-57,197
• Equity at exit: $20,742

Cash invested: $67,172 (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 52240

• Rents YoY: 6.3%
• Active inventory: 261
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,613 medium
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-384

Break-even live

Break-even rent $2,099

Max offer price $184,356

Occupancy floor —

Sensitivity live

Price	-10% $-218	-5% $-301	+0% $-384	+5% $-467	+10% $-550
Rent	-10% $-511	-5% $-448	+0% $-384	+5% $-320	+10% $-256
Rate	-1.0pp $-263	-0.5pp $-323	base $-384	+0.5pp $-446	+1.0pp $-509

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
426 S Johnson St Iowa City, IA	3.0	2.0	1000	$1,350	$1.35	45d	1	1.50mi

Listing history 10 events

1. 2026-06-09
   status $239,900 Pending 16 DOM
2. 2026-06-08
   days on market $239,900 Active 16 DOM
3. 2026-06-07
   days on market $239,900 Active 15 DOM
4. 2026-06-05
   days on market $239,900 Active 12 DOM
5. 2026-06-03
   days on market $239,900 Active 11 DOM
6. 2026-06-02
   days on market $239,900 Active 10 DOM
7. 2026-06-01
   days on market $239,900 Active 9 DOM
8. 2026-05-31
   days on market $239,900 Active 8 DOM
9. 2026-05-30
   days on market $239,900 Active 7 DOM
10. 2026-05-23
    listed $239,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,353
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$6,979
• Taxable loss: −$8,959
• Est. tax savings @ 24.0%: +$2,150
• After-tax cash flow: $-2,456/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 City Community School District
• NCES district ID: 1914700
• Math proficiency: 65% ▼ -6.00%
• Reading proficiency: 70% ▲ 2.00%
• Median HH income: $50,229
• Composite: 57.3/100
• National rank: #1088
• State rank: #174 of 289 in IA

Livability — Iowa City

• Score: 86/100
• State rank: #13
• US rank: #450

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Iowa City, IA
• County: Johnson County · 132,710 people
• City population: 80,235
• Metro: Iowa City, IA
• Population (ZIP): 35,074
• Household income: $52,960
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 2852.0

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 180,405 people
• By 2030: 200,014 · +10.9%
• By 2040: 241,428 · +33.8%
• By 2050: 288,144 · +59.7%
• By 2075: 420,009 · +132.8%
• By 2100: 546,596 · +203.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 11% Black 9% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Portuguese 3% Romanian 2% Iranian 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 8% French/Haitian/Cajun 2% Arabic 2%

Political lean MEDSL · Johnson

• 2024 margin: Solid D (+38.1) · D 68.4% · R 30.3% · Other 1.3%
• 2008→2024 swing: -3.4pp toward R · 2008: 41.5pp · 2024: 38.1pp
• All cycles: 2024: D+38.1 2020: D+43.2 2016: D+38.3 2012: D+35.4 2008: D+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -202.53%
• Current HPI: 170.7491
• Rent YoY: ▲ 6.32%
• Metro: Iowa City, IA
• 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

1 event — show timeline

• 2026-05-23 Listed $239,900 ICAARMLS