318 Breezy Pointe Loop · McGregor, IA 52157

$129,000

3 bd · 2.5 ba · 1,674 sqft · Manufactured public records · 3 Days on market

Built 1997 0.28 ac lot ↓ 36% since listing

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Why this score? — see what drove the C- 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 +16.6/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• DSCR +5.1/10.0
• Appreciation +5.0/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3 bedroom ranch home with lots of extra space ready for you to move in! This open concept ranch level home is available for immediate possession. Roomy 2 stall insulated garage in addition to the corner lot and large "great room" this property has to offer. A spacious yard with a yard shed in addition to the large garage. Back up Generac generator is a perk you get along with all appliances included, including washer and dryer. Located in the tranquil subdivision of Breezy Point, there is a $500 a year HOA fee. The original garage has been finished off for a huge family room with large closet you have to see to believe. You'll be hosting family Christmas with this room and birthda

Key facts

• Open concept ranch
• Spacious yard
• Yard shed

Tags

• OPEN CONCEPT RANCH
• CORNER LOT
• SPACIOUS YARD
• YARD SHED
• BACK UP GENERAC GENERATOR
• FINISHED GARAGE

Property features AI

Finance

• Other: Lot size approximately 0.28 acre; Located in the city of McGregor

Exterior

• Parking: Detached 2-car garage with opener
• Utilities: Municipal water; Municipal sewer; LP gas
• Home design: Single-family property; One-story main living (no basement/slab foundation); Zoned R
• Construction: Estimated 1,501–1,750 finished square feet (approximately 1,674 above grade)
• Exterior features: Deck; Vinyl exterior

Interior

• Kitchen: Pantry; Kitchen island; Range/oven; Refrigerator; Dishwasher; Microwave
• Bedrooms: Master bedroom on the main level (approx. 13 x 13); Second bedroom on the main level (approx. 13 x 8); Third bedroom on the main level (approx. 10 x 8)
• Bathrooms: Two full bathrooms; Master bathroom with walk-in shower and full bath/tub configuration
• Heating & cooling: Forced air heating (LP gas); Central air conditioning
• Interior features: Walk-in closets; Great room; Cathedral/vaulted ceilings; Skylights
• Laundry & utility: Washer and dryer included; Generator included

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $77 ($929/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (12.3% below list).
• Recommended offer: $113k (12.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#279 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Mfl Marmac Community School District (rural): math 62% / reading 68% proficiency, ranked #198 of 289 in IA (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 31 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 $5k of equity ($892 loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $113,124 (12.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.57%
• DSCR: 1.11
• GRM: 9.5

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: 9.9%
• Equity multiple: 1.57×
• Total profit: $20,443
• Equity at exit: $58,004

10-year hold

• IRR: 12.2%
• Equity multiple: 2.82×
• Total profit: $65,843
• Equity at exit: $89,391

Cash invested: $36,120 (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 52157

• Active inventory: 31
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$86 /mo · $1,032/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $77

Break-even live

Break-even rent $1,033

Max offer price $129,000

Occupancy floor 88%

Sensitivity live

Price	-10% $150	-5% $114	+0% $77	+5% $41	+10% $4
Rent	-10% $-12	-5% $33	+0% $77	+5% $122	+10% $167
Rate	-1.0pp $142	-0.5pp $110	base $77	+0.5pp $44	+1.0pp $10

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-22
   status Pending
2. 2026-05-18
   listed $129,000 Active
3. 2020-12-28
   soldstatus $202,000

ⓘ 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: $1,032 · $86/mo
• Projected year-2 tax: $1,529 · $127/mo
• Expected delta: +$497/yr (+$41/mo · 48.1%)

ⓘ 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 2/10 Low 7 d/yr ≥103°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: $13,575
• − Mortgage interest: −$7,226
• − Property taxes: −$1,032
• − Insurance: −$645
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$3,753
• Taxable loss: −$1,253
• Est. tax savings @ 24.0%: +$301
• After-tax cash flow: $1,230/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: Mfl Marmac Community School District
• NCES district ID: 1918120
• Math proficiency: 62% ▼ -2.00%
• Reading proficiency: 68% ▼ -3.00%
• Median HH income: $47,395
• Composite: 54.95/100
• National rank: #1305
• State rank: #198 of 289 in IA

Livability — McGregor

• Score: 73/100
• State rank: #279
• US rank: #5387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,379

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 (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Portuguese 11% Lithuanian 1% Iranian 1%
• Foreign-born: 0%
• Languages at home: 95% English-only · Spanish 4% French/Haitian/Cajun 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: —
• Current HPI: —
• 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

-36.1% since first listed

3 events — show timeline

• 2026-05-22 Pending — SCWMLS
• 2026-05-18 Listed $129,000 SCWMLS
• 2020-12-28 Sold (Public Records) $202,000 Public Records

Property tax history

-0.6%/yr

Latest (2025): $1,032 · +5.1% YoY. Source: county tax records.