210 Park Ave · Strawberry Point, IA 52076

$125,000

3 bd · 1.5 ba · 1,336 sqft · MultiFamily public records · 191 Days on market

Built 1911 7,553 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Fantastic investment opportunity! This well-maintained duplex offers two spacious units, each featuring three bedrooms, one bathroom, a private laundry room, and three levels of space including an unfinished basement, main floor, and second story. Both sides have been thoughtfully updated throughout, providing comfortable living and solid long-term appeal. With both units currently rented, this property delivers immediate, revenue-generating income. Whether you’re expanding your portfolio or entering the investment market, this duplex is a strong, dependable option you won’t want to miss!

Key facts

• 7,553 sq ft lot
• 2 parking spots
• Built 1911

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1-bath units multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $529 ($6k/yr) — positive. Per door: $264/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#300 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Starmont Community School District (rural): math 62% / reading 68% proficiency, ranked #202 of 289 in IA (top 70%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 15 active listings in the ZIP; 48 units permitted in Clayton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Clayton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.38% ✓
• Cap rate: 11.37%
• Cash-on-cash: 18.13%
• DSCR: 1.81
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 9.7%
• Equity multiple: 1.38×
• Total profit: $13,437
• Equity at exit: $18,638

10-year hold

• IRR: 18.9%
• Equity multiple: 2.57×
• Total profit: $55,110
• Equity at exit: $10,808

Cash invested: $35,000 (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 52076

• Home prices YoY: -6.1%
• Active inventory: 15
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,728 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$129 /mo · $1,544/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $529

Break-even live

Break-even rent $1,059

Max offer price $125,000

Occupancy floor 64%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$1,728
Total (2 units)			$1,728

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $125,000 Active 191 DOM
2. 2026-06-17
   days on market $125,000 Active 190 DOM
3. 2026-06-16
   days on market $125,000 Active 189 DOM
4. 2026-06-15
   days on market $125,000 Active 188 DOM
5. 2026-06-13
   days on market $125,000 Active 186 DOM
6. 2026-06-12
   days on market $125,000 Active 185 DOM
7. 2026-06-09
   days on market $125,000 Active 182 DOM
8. 2026-06-08
   pricedays on market $125,000 Active 181 DOM
9. 2026-06-07
   days on market $140,000 Active 180 DOM
10. 2026-06-07
    days on market $140,000 Active 179 DOM
11. 2026-06-04
    days on market $140,000 Active 176 DOM
12. 2026-06-02
    days on market $140,000 Active 175 DOM
13. 2026-06-01
    days on market $140,000 Active 174 DOM
14. 2026-05-31
    days on market $140,000 Active 173 DOM
15. 2026-05-31
    days on market $140,000 Active 172 DOM
16. 2025-12-09
    listed $140,000 Active 607-char remark

    Show marketing remark (607 chars)

    Fantastic investment opportunity! This well-maintained duplex offers two spacious units, each featuring three bedrooms, one bathroom, a private laundry room, and three levels of space including an unfinished basement, main floor, and second story. Both sides have been thoughtfully updated throughout, providing comfortable living and solid long-term appeal. With both units currently rented, this property delivers immediate, revenue-generating income. Whether you’re expanding your portfolio or entering the investment market, this duplex is a strong, dependable option you won’t want to miss!

17. 2023-06-08
    soldstatus $95,000

ⓘ 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: $1,544 · $129/mo
• Projected year-2 tax: $1,753 · $146/mo
• Expected delta: +$209/yr (+$17/mo · 13.6%)

ⓘ 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 2/10 Low 7 d/yr ≥100°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: $20,736
• − Mortgage interest: −$7,002
• − Property taxes: −$1,544
• − Insurance: −$625
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − Depreciation: −$3,636
• Taxable income: $4,611
• Est. tax owed @ 24.0%: −$1,107
• After-tax cash flow: $5,240/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: Starmont Community School District
• NCES district ID: 1927270
• Math proficiency: 62% ▼ -8.00%
• Reading proficiency: 68% ▲ 2.00%
• Median HH income: $45,213
• Composite: 54.75/100
• National rank: #1319
• State rank: #202 of 289 in IA

Livability — Strawberry Point

• Score: 72/100
• State rank: #300
• US rank: #5806

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Strawberry Point, IA
• Population (ZIP): 2,231

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 (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Portuguese 4% Slovak 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% 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: ▼ -16.49%
• Current HPI: 254.78
• 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

+47.4% since first listed

2 events — show timeline

• 2025-12-09 Listed $140,000 NEIRBR as distributed by MLS GRID
• 2023-06-08 Sold (Public Records) $95,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,544 · +28.7% YoY. Source: county tax records.