508 Williams St · Brooklyn, IA 52211

$164,900

3 bd · 1.0 ba · 1,525 sqft · SingleFamily public records · 91 Days on market

Built 1900 8,760 sqft lot $108/sqft · at area comps Est $158k · at est. ↓ 8% since listing

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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).

• Appreciation +9.3/10.0
• Cash flow +9.2/30.0
• Schools +6.2/10.0
• ARV discount +5.5/15.0
• Livability +3.3/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

This charming 1.5-story home offers impressive space inside and out, with great value for the square footage. Dare to dream of the possibilities as you make this home your own (see Virtually Staged photos as idea starters). Outside, enjoy a generous 10x18 front garage for tools, accessories, mowers and a detached 25x32 heated garage with alley access perfect for storage, hobbies, or a workshop. Inside, you'll find plenty of room to spread out which is a big bonus! The standout family room is full of character, featuring exposed beams, a wood burning fireplace, and built-in seating on both sides! The spacious kitchen includes an eat-in area ideal for hosting family and friends. The main floor also includes a bedroom with a seated shower, laundry and an additional shower, while upstairs offers two additional bedrooms, providing flexible living space for family, guests, or a home office. Welcome to your new Home Sweet Home!

Key facts

• 8,760 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-123 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (25.9% below list).
• Recommended offer: $122k (25.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#509 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Brooklyn-Guernsey-Malcom Community School District (rural): math 72% / reading 74% proficiency, ranked #101 of 289 in IA (top 35%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Brooklyn-Guernsey-Malcom Elementary School (math 82% / reading 82%, grade A+, #44 of 616 statewide, top 9%, 296 students, 34% FRL); Brooklyn-Guernsey-Malcom Jr-Sr High School (math 64% / reading 68%, grade B, #200 of 336 statewide, top 60%, 265 students, 35% FRL).
• Market conditions: 58 active listings in the ZIP; 27 units permitted in Poweshiek County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k appreciation (8.6% local appreciation)).
• Poweshiek County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, 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 91 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,252 (25.9% 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 91 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — 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 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?
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: 0.74% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.20%
• DSCR: 0.86
• GRM: 11.2

CMA / ARV

• ARV (median comp): $158,023
• List price: $164,900
• Delta: 4.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 E Pershing Drive Dr	0.18mi	3/1.0	1,620 (+6%)	8mo	$170,000	$105	75
704 Clay St	0.17mi	3/1.5	1,593 (+4%)	13mo	$73,000	$46	72
710 Clay St	0.18mi	4/2.0 (+1)	1,404 (-8%)	4mo	$150,000	$107	66
607 E Pershing Dr	0.16mi	4/1.5 (+1)	1,706 (+12%)	12mo	$175,500	$103	56
501 N Orchard St N	0.42mi	2/2.0 (-1)	1,320 (-13%)	9mo	$166,900	$126	41

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

Projected returns pro-forma

8.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.43×
• Total profit: $66,037
• Equity at exit: $131,625

10-year hold

• IRR: 17.6%
• Equity multiple: 5.29×
• Total profit: $197,850
• Equity at exit: $267,570

Cash invested: $46,172 (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 52211

• Home prices YoY: 2.6%
• Active inventory: 58
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$156 /mo · $1,866/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $-123

Break-even live

Break-even rent $1,378

Max offer price $143,141

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-76	+0% $-123	+5% $-170	+10% $-217
Rent	-10% $-220	-5% $-171	+0% $-123	+5% $-75	+10% $-27
Rate	-1.0pp $-40	-0.5pp $-81	base $-123	+0.5pp $-166	+1.0pp $-209

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-22
   days on market $164,900 Active 91 DOM
2. 2026-06-21
   days on market $164,900 Active 90 DOM
3. 2026-06-21
   days on market $164,900 Active 89 DOM
4. 2026-06-18
   days on market $164,900 Active 87 DOM
5. 2026-06-17
   days on market $164,900 Active 86 DOM
6. 2026-06-16
   days on market $164,900 Active 85 DOM
7. 2026-06-15
   days on market $164,900 Active 84 DOM
8. 2026-06-13
   days on market $164,900 Active 82 DOM
9. 2026-06-12
   days on market $164,900 Active 81 DOM
10. 2026-06-09
    days on market $164,900 Active 78 DOM
11. 2026-06-08
    days on market $164,900 Active 77 DOM
12. 2026-06-07
    days on market $164,900 Active 76 DOM
13. 2026-06-07
    days on market $164,900 Active 75 DOM
14. 2026-06-04
    days on market $164,900 Active 72 DOM
15. 2026-06-02
    days on market $164,900 Active 71 DOM
16. 2026-06-01
    days on market $164,900 Active 70 DOM
17. 2026-05-31
    days on market $164,900 Active 69 DOM
18. 2026-05-31
    days on market $164,900 Active 68 DOM
19. 2026-05-08
    price $164,900 934-char remark

    Show marketing remark (934 chars)

    This charming 1.5-story home offers impressive space inside and out, with great value for the square footage. Dare to dream of the possibilities as you make this home your own (see Virtually Staged photos as idea starters). Outside, enjoy a generous 10x18 front garage for tools, accessories, mowers and a detached 25x32 heated garage with alley access perfect for storage, hobbies, or a workshop. Inside, you'll find plenty of room to spread out which is a big bonus! The standout family room is full of character, featuring exposed beams, a wood burning fireplace, and built-in seating on both sides! The spacious kitchen includes an eat-in area ideal for hosting family and friends. The main floor also includes a bedroom with a seated shower, laundry and an additional shower, while upstairs offers two additional bedrooms, providing flexible living space for family, guests, or a home office. Welcome to your new Home Sweet Home!

20. 2026-05-08
    price $164,900 934-char remark

    Show marketing remark (934 chars)

    This charming 1.5-story home offers impressive space inside and out, with great value for the square footage. Dare to dream of the possibilities as you make this home your own (see Virtually Staged photos as idea starters). Outside, enjoy a generous 10x18 front garage for tools, accessories, mowers and a detached 25x32 heated garage with alley access perfect for storage, hobbies, or a workshop. Inside, you'll find plenty of room to spread out which is a big bonus! The standout family room is full of character, featuring exposed beams, a wood burning fireplace, and built-in seating on both sides! The spacious kitchen includes an eat-in area ideal for hosting family and friends. The main floor also includes a bedroom with a seated shower, laundry and an additional shower, while upstairs offers two additional bedrooms, providing flexible living space for family, guests, or a home office. Welcome to your new Home Sweet Home!

21. 2026-04-20
    price $174,900 934-char remark

    Show marketing remark (934 chars)

    This charming 1.5-story home offers impressive space inside and out, with great value for the square footage. Dare to dream of the possibilities as you make this home your own (see Virtually Staged photos as idea starters). Outside, enjoy a generous 10x18 front garage for tools, accessories, mowers and a detached 25x32 heated garage with alley access perfect for storage, hobbies, or a workshop. Inside, you'll find plenty of room to spread out which is a big bonus! The standout family room is full of character, featuring exposed beams, a wood burning fireplace, and built-in seating on both sides! The spacious kitchen includes an eat-in area ideal for hosting family and friends. The main floor also includes a bedroom with a seated shower, laundry and an additional shower, while upstairs offers two additional bedrooms, providing flexible living space for family, guests, or a home office. Welcome to your new Home Sweet Home!

22. 2026-04-18
    price $174,900 934-char remark

    Show marketing remark (934 chars)

    This charming 1.5-story home offers impressive space inside and out, with great value for the square footage. Dare to dream of the possibilities as you make this home your own (see Virtually Staged photos as idea starters). Outside, enjoy a generous 10x18 front garage for tools, accessories, mowers and a detached 25x32 heated garage with alley access perfect for storage, hobbies, or a workshop. Inside, you'll find plenty of room to spread out which is a big bonus! The standout family room is full of character, featuring exposed beams, a wood burning fireplace, and built-in seating on both sides! The spacious kitchen includes an eat-in area ideal for hosting family and friends. The main floor also includes a bedroom with a seated shower, laundry and an additional shower, while upstairs offers two additional bedrooms, providing flexible living space for family, guests, or a home office. Welcome to your new Home Sweet Home!

23. 2026-03-23
    listed $180,000 Active 934-char remark

    Show marketing remark (934 chars)

    This charming 1.5-story home offers impressive space inside and out, with great value for the square footage. Dare to dream of the possibilities as you make this home your own (see Virtually Staged photos as idea starters). Outside, enjoy a generous 10x18 front garage for tools, accessories, mowers and a detached 25x32 heated garage with alley access perfect for storage, hobbies, or a workshop. Inside, you'll find plenty of room to spread out which is a big bonus! The standout family room is full of character, featuring exposed beams, a wood burning fireplace, and built-in seating on both sides! The spacious kitchen includes an eat-in area ideal for hosting family and friends. The main floor also includes a bedroom with a seated shower, laundry and an additional shower, while upstairs offers two additional bedrooms, providing flexible living space for family, guests, or a home office. Welcome to your new Home Sweet Home!

24. 2026-03-23
    listed $180,000 Active 934-char remark

    Show marketing remark (934 chars)

    This charming 1.5-story home offers impressive space inside and out, with great value for the square footage. Dare to dream of the possibilities as you make this home your own (see Virtually Staged photos as idea starters). Outside, enjoy a generous 10x18 front garage for tools, accessories, mowers and a detached 25x32 heated garage with alley access perfect for storage, hobbies, or a workshop. Inside, you'll find plenty of room to spread out which is a big bonus! The standout family room is full of character, featuring exposed beams, a wood burning fireplace, and built-in seating on both sides! The spacious kitchen includes an eat-in area ideal for hosting family and friends. The main floor also includes a bedroom with a seated shower, laundry and an additional shower, while upstairs offers two additional bedrooms, providing flexible living space for family, guests, or a home office. Welcome to your new Home Sweet Home!

ⓘ 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: $1,866 · $156/mo
• Projected year-2 tax: $2,227 · $186/mo
• Expected delta: +$361/yr (+$30/mo · 19.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $14,670
• − Mortgage interest: −$9,237
• − Property taxes: −$1,866
• − Insurance: −$824
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$4,797
• Taxable loss: −$4,402
• Est. tax savings @ 24.0%: +$1,056
• After-tax cash flow: $-422/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: Brooklyn-Guernsey-Malcom Community School District
• NCES district ID: 1905490
• Math proficiency: 72% ▼ -4.00%
• Reading proficiency: 74% ▲ 2.00%
• Median HH income: $49,307
• Composite: 61.79/100
• National rank: #734
• State rank: #101 of 289 in IA

Livability — Brooklyn

• Score: 66/100
• State rank: #509
• US rank: #11267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooklyn, IA
• Population (ZIP): 2,671

Population outlook (Poweshiek County) Hauer SSP2

• Today (2025): 18,601 people
• By 2030: 18,342 · -1.4%
• By 2040: 17,944 · -3.5%
• By 2050: 18,029 · -3.1%
• By 2075: 19,945 · +7.2%
• By 2100: 22,637 · +21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: English 4% Slovak 3% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Poweshiek

• 2024 margin: R (+17.0) · D 40.8% · R 57.8% · Other 1.5%
• 2008→2024 swing: -28.7pp toward R · 2008: 11.8pp · 2024: -17.0pp
• All cycles: 2024: R+17.0 2020: R+13.3 2016: R+6.8 2012: D+9.1 2008: D+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.56%
• Current HPI: 332.4308
• 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

-8.4% since first listed

6 events — show timeline

• 2026-05-08 Price Changed $164,900 IAR
• 2026-05-08 Price Changed $164,900 DMMLS
• 2026-04-20 Price Changed $174,900 IAR
• 2026-04-18 Price Changed $174,900 DMMLS
• 2026-03-23 Listed $180,000 IAR
• 2026-03-23 Listed $180,000 DMMLS

Property tax history

+2.0%/yr

Latest (2025): $1,866 · -25.4% YoY. Source: county tax records.