201 S Rumsey St · Everly, IA 51338

$90,000

3 bd · 1.0 ba · 1,164 sqft · SingleFamily public records · 9 Days on market

Built 1915 10,800 sqft lot Est $134k · 33% under

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Why this score? — see what drove the B+ 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• Appreciation +6.2/10.0
• 1% rule +6.1/10.0
• Schools +5.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Are You the One. .. looking for a home that offers practical space, major updates, and small-town living? Situated on a corner lot in Everly, this 2-bedroom, 1-bath home delivers more than first impressions suggest. The main level features a generously sized living room, a large kitchen and dining area with abundant cabinetry and workspace, and the convenience of a main-floor laundry and mud room. The attached 2-car garage provides everyday functionality, while the unfinished basement offers excellent storage and future possibilities. Numerous improvements have been completed over the years, including a steel roof, siding, windows, furnace, water heater, and electrical updates, reflecting y

Key facts

• Spacious yard
• Unfinished basement
• Main floor laundry

Tags

• CORNER LOT
• MAIN FLOOR LAUNDRY
• ATTACHED 2 CAR GARAGE
• UNFINISHED BASEMENT
• STEEL ROOF
• SPACIOUS YARD

Property features AI

Exterior

• Parking: Attached concrete garage with garage door opener (2-car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level / single-story
• Construction: Block and vinyl siding exterior; Metal roof
• Exterior features: Deck; Corner lot; Publicly maintained road

Interior

• Bathrooms: One three-quarter bathroom
• Heating & cooling: Natural gas forced-air heating
• Interior features: Gas water heater; Full unfinished basement
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 66/100 on livability (#517 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: health & safety D, amenities F, commute F.
• Clay Central-Everly Community School District (rural): math 65% / reading 70% proficiency, ranked #202 of 330 in IA (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 11 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $2k appreciation (2.5% local appreciation)).
• Clay County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 9.65%
• Cash-on-cash: 12.00%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $133,860
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 E Saint Marys St	0.15mi	3/1.0	1,088 (-6%)	7mo	$125,000	$115	76
402 E 3rd St	0.24mi	3/2.5	1,220 (+5%)	23mo	$143,000	$117	56
512 N Adams St. St	0.46mi	2/1.0 (-1)	1,008 (-13%)	22mo	$55,000	$55	32

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

Projected returns pro-forma

2.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 1.97×
• Total profit: $24,344
• Equity at exit: $37,800

10-year hold

• IRR: 19.3%
• Equity multiple: 3.67×
• Total profit: $67,326
• Equity at exit: $56,258

Cash invested: $25,200 (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 51338

• Home prices YoY: 1.6%
• Active inventory: 5
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,001 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$30 /mo · $354/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $252

Break-even live

Break-even rent $682

Max offer price $90,000

Occupancy floor 70%

Sensitivity live

Price	-10% $303	-5% $277	+0% $252	+5% $226	+10% $201
Rent	-10% $173	-5% $212	+0% $252	+5% $291	+10% $331
Rate	-1.0pp $297	-0.5pp $275	base $252	+0.5pp $229	+1.0pp $205

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $90,000 Active 9 DOM
2. 2026-06-18
   days on market $90,000 Active 7 DOM
3. 2026-06-17
   days on market $90,000 Active 6 DOM
4. 2026-06-16
   days on market $90,000 Active 5 DOM
5. 2026-06-15
   days on market $90,000 Active 4 DOM
6. 2026-06-13
   days on market $90,000 Active 2 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $90,000 Active 1 DOM

ⓘ 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: $354 · $30/mo
• Projected year-2 tax: $883 · $74/mo
• Expected delta: +$529/yr (+$44/mo · 149.6%)

ⓘ 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 3/10 Moderate 7 d/yr ≥100°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: $12,014
• − Mortgage interest: −$5,041
• − Property taxes: −$354
• − Insurance: −$450
• − Repairs & maintenance: −$961
• − Management: −$961
• − Depreciation: −$2,618
• Taxable income: $1,628
• Est. tax owed @ 24.0%: −$391
• After-tax cash flow: $2,633/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: Clay Central-Everly Community School District
• NCES district ID: 1907470
• Math proficiency: 65% ▼ -15.00%
• Reading proficiency: 70% ▼ -5.00%
• Median HH income: $51,987
• Composite: 58.78/100
• National rank: #1990
• State rank: #202 of 330 in IA

Livability — Everly

• Score: 66/100
• State rank: #517
• US rank: #11574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Everly, IA
• Population (ZIP): 912

Population outlook (Clay County) Hauer SSP2

• Today (2025): 16,277 people
• By 2030: 16,073 · -1.3%
• By 2040: 15,638 · -3.9%
• By 2050: 15,315 · -5.9%
• By 2075: 15,026 · -7.7%
• By 2100: 14,638 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Iranian 4% Portuguese 4% Romanian 1%
• Foreign-born: 1% · China

Political lean MEDSL · Clay

• 2024 margin: Solid R (+43.2) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -38.1pp toward R · 2008: -5.1pp · 2024: -43.2pp
• All cycles: 2024: R+43.2 2020: R+38.7 2016: R+42.4 2012: R+18.7 2008: R+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.47%
• Current HPI: 161.0849
• 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

1 event — show timeline

• 2026-06-11 Listed $90,000 Iowa Great Lakes BOR

Property tax history

+0.9%/yr

Latest (2025): $354 · -19.2% YoY. Source: county tax records.