111 Skyline Dr · Guttenberg, IA 52052

$155,000

3 bd · 1.5 ba · 2,132 sqft · SingleFamily public records · 78 Days on market

Built 1974 0.46 ac lot $73/sqft · 47% below area Est $224k · 31% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.5/30.0
• Appreciation +8.9/10.0
• Schools +5.8/10.0
• Livability +3.8/5.0
• DSCR +3.0/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This charming 2-bedroom, 1.5-bath home offers the perfect blend of small-town convenience and peaceful, country-like living. Situated on a spacious lot in a quiet neighborhood, you’ll enjoy plenty of room to relax, entertain, or expand. The property features a rare 3-stall garage—ideal for vehicles, storage, or a workshop. Inside, the home has a functional layout with great potential, offering an excellent opportunity for buyers looking to add their own personal touch and updates. If you’re searching for a property with solid bones, a great location, and the chance to make it your own, this one is full of possibilities! (photos in this listing have been altered by AI for staging, removal of personal property and photo editing purposes)

Key facts

• Great location
• Spacious lot
• Functional layout

Tags

• SPACIOUS LOT
• QUIET NEIGHBORHOOD
• 3-STALL GARAGE
• FUNCTIONAL LAYOUT
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-79 ($-950/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (24.4% below list).
• Recommended offer: $117k (24.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#199 in IA, #3,648 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Clayton Ridge Community School District (rural): math 66% / reading 72% proficiency, ranked #164 of 289 in IA (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 40 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 $13k of equity ($1k loan paydown + $12k appreciation (7.8% 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 (7.8% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $24k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $155k implies a 55% gain — meaningful room to come down on a strong offer.

Recommended offer $117,125 (24.4% 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 78 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — 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 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.19%
• DSCR: 0.90
• GRM: 11.0

CMA / ARV

• ARV (median comp): $223,794
• List price: $155,000
• Delta: -30.74%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Skyline Dr	0.04mi	3/2.0	1,969 (-8%)	20mo	$215,000	$109	66

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

Projected returns pro-forma

7.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 2.31×
• Total profit: $56,928
• Equity at exit: $115,779

10-year hold

• IRR: 17.0%
• Equity multiple: 4.89×
• Total profit: $168,818
• Equity at exit: $227,958

Cash invested: $43,400 (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 52052

• Home prices YoY: 3.5%
• Active inventory: 40
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,171 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$127 /mo · $1,524/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-79

Break-even live

Break-even rent $1,271

Max offer price $141,021

Occupancy floor —

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $155,000 Active 78 DOM
2. 2026-06-17
   days on market $155,000 Active 77 DOM
3. 2026-06-16
   days on market $155,000 Active 76 DOM
4. 2026-06-15
   days on market $155,000 Active 75 DOM
5. 2026-06-13
   days on market $155,000 Active 73 DOM
6. 2026-06-12
   days on market $155,000 Active 72 DOM
7. 2026-06-09
   days on market $155,000 Active 69 DOM
8. 2026-06-09
   price $155,000 Active 68 DOM
9. 2026-06-08
   days on market $179,000 Active 68 DOM
10. 2026-06-07
    days on market $179,000 Active 67 DOM
11. 2026-06-05
    days on market $179,000 Active 65 DOM
12. 2026-06-04
    days on market $179,000 Active 63 DOM
13. 2026-06-02
    days on market $179,000 Active 62 DOM
14. 2026-06-01
    days on market $179,000 Active 61 DOM
15. 2026-05-31
    days on market $179,000 Active 60 DOM
16. 2026-05-31
    days on market $179,000 Active 59 DOM
17. 2026-04-01
    listed $179,000 Active 764-char remark

    Show marketing remark (764 chars)

    This charming 2-bedroom, 1.5-bath home offers the perfect blend of small-town convenience and peaceful, country-like living. Situated on a spacious lot in a quiet neighborhood, you’ll enjoy plenty of room to relax, entertain, or expand. The property features a rare 3-stall garage—ideal for vehicles, storage, or a workshop. Inside, the home has a functional layout with great potential, offering an excellent opportunity for buyers looking to add their own personal touch and updates. If you’re searching for a property with solid bones, a great location, and the chance to make it your own, this one is full of possibilities! (photos in this listing have been altered by AI for staging, removal of personal property and photo editing purposes)

18. 2021-10-13
    soldstatus $100,000
19. 2021-09-30
    soldstatus $100,000 208-char remark

    Show marketing remark (208 chars)

    3 bedroom Ranch style home with family room addition and 3 car attached garage located on an oversized almost ½ Acre lot. New metal roof added in 2016, Lower level family room with walkout patio doors.

20. 2021-08-18
    listed $124,000 208-char remark

    Show marketing remark (208 chars)

    3 bedroom Ranch style home with family room addition and 3 car attached garage located on an oversized almost ½ Acre lot. New metal roof added in 2016, Lower level family room with walkout patio doors.

ⓘ 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: $1,524 · $127/mo
• Projected year-2 tax: $1,979 · $165/mo
• Expected delta: +$455/yr (+$38/mo · 29.8%)

ⓘ 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 ≥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: $14,055
• − Mortgage interest: −$8,682
• − Property taxes: −$1,524
• − Insurance: −$775
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$4,509
• Taxable loss: −$3,684
• Est. tax savings @ 24.0%: +$884
• After-tax cash flow: $-65/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: Clayton Ridge Community School District
• NCES district ID: 1913350
• Math proficiency: 66% ▼ -1.00%
• Reading proficiency: 72% ▲ 3.00%
• Median HH income: $46,597
• Composite: 58.19/100
• National rank: #1024
• State rank: #164 of 289 in IA

Livability — Guttenberg

• Score: 76/100
• State rank: #199
• US rank: #3648

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Guttenberg, IA
• Population (ZIP): 2,807

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 (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Italian 2% Portuguese 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2% 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: ▲ 7.81%
• Current HPI: 232.2633
• 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

+44.4% since first listed

4 events — show timeline

• 2026-04-01 Listed $179,000 NEIRBR as distributed by MLS GRID
• 2021-10-13 Sold (Public Records) $100,000 Public Records
• 2021-09-30 Sold (MLS) $100,000 NEIRBR as distributed by MLS GRID
• 2021-08-18 Listed $124,000 NEIRBR as distributed by MLS GRID

Property tax history

-3.5%/yr

Latest (2025): $1,524 · -4.6% YoY. Source: county tax records.