1004 Eagle St · Dunlap, IA 51529

$19,900

2 bd · 1.0 ba · 644 sqft · SingleFamily public records · 4 Days on market

Built 1900 0.25 ac lot ↓ 43% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

this property is an excellent opportunity for fix and flip, rental, or make it your own. Some repairs, and clean out are needed, but you'll have instant equity here.

Key facts

• 0.25 acre lot
• Built 1900
• Listed 4 days

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Wood siding; 644 above-grade finished area
• Exterior features: Gravel parking; Lot approximately 0.25 acres (60 x 180)

Interior

• Kitchen: Range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Central Air; Forced Air heating
• Interior features: Has basement; Range; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($818 rent vs $20k).

Location & tenants

• Location reads 74/100 on livability (#246 in IA, #4,732 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Boyer Valley Community School District (rural): math 67% / reading 62% proficiency, ranked #205 of 289 in IA (top 71%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP; 41 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($138 loan paydown + $1k appreciation (5.4% local appreciation)).
• Harrison County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $19,900

Questions for the listing agent

1. Built in 1900 — 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: 4.11% ✓
• Cap rate: 36.34%
• Cash-on-cash: 107.31%
• DSCR: 5.77
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.60×
• Total profit: $36,753
• Equity at exit: $11,715

10-year hold

• IRR: —
• Equity multiple: 15.99×
• Total profit: $83,523
• Equity at exit: $20,591

Cash invested: $5,572 (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 51529

• Home prices YoY: 2.8%
• Active inventory: 6
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $818 medium
• Mortgage (P&I): −$104
• Tax from tax record: −$36 /mo · $426/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $498

Break-even live

Break-even rent $188

Max offer price $19,900

Occupancy floor 34%

Sensitivity live

Price	-10% $510	-5% $504	+0% $498	+5% $493	+10% $487
Rent	-10% $434	-5% $466	+0% $498	+5% $531	+10% $563
Rate	-1.0pp $508	-0.5pp $503	base $498	+0.5pp $493	+1.0pp $488

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-17
   status $19,900 Pending 4 DOM
2. 2026-06-16
   days on market $19,900 Active Under Contract 4 DOM
3. 2026-06-15
   days on market $19,900 Active Under Contract 3 DOM
4. 2026-06-13
   remarks 165-char remark
5. 2026-06-13
   listed $19,900 Active Under Contract 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: $426 · $36/mo
• Projected year-2 tax: $426 · $36/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 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: $9,819
• − Mortgage interest: −$1,115
• − Property taxes: −$426
• − Insurance: −$100
• − Repairs & maintenance: −$786
• − Management: −$786
• − Depreciation: −$579
• Taxable income: $6,029
• Est. tax owed @ 24.0%: −$1,447
• After-tax cash flow: $4,532/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: Boyer Valley Community School District
• NCES district ID: 1909570
• Math proficiency: 67% ▼ -5.00%
• Reading proficiency: 62% ▼ -10.00%
• Median HH income: $46,628
• Composite: 54.51/100
• National rank: #1346
• State rank: #205 of 289 in IA

Livability — Dunlap

• Score: 74/100
• State rank: #246
• US rank: #4732

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunlap, IA
• Population (ZIP): 2,026

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 13,193 people
• By 2030: 12,519 · -5.1%
• By 2040: 11,134 · -15.6%
• By 2050: 9,749 · -26.1%
• By 2075: 7,254 · -45.0%
• By 2100: 5,298 · -59.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 1% Black 1% Hispanic / Latino 1%
• Common ancestry: Portuguese 5% Iranian 3% Romanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+41.8) · D 28.3% · R 70.1% · Other 1.6%
• 2008→2024 swing: -37.2pp toward R · 2008: -4.7pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.4 2016: R+37.5 2012: R+12.7 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.36%
• Current HPI: 197.8202
• 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

-43.1% since first listed

5 events — show timeline

• 2026-06-13 Contingent — IAR
• 2026-06-11 Listed $19,900 IAR
• 2021-11-30 Sold (Public Records) $20,000 Public Records
• 2018-11-19 Sold (Public Records) $35,000 Public Records
• 2008-10-20 Sold (Public Records) $35,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $426 · +4.4% YoY. Source: county tax records.