224 Washington St · Ainsworth, IA 52201

$85,000

4 bd · 1.5 ba · 1,944 sqft · SingleFamily public records · 33 Days on market

Built 1900 10,454 sqft lot ↓ 15% 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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• Schools +6.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located in Ainsworth, this 4 bed, 2 bath home offers 1,944 sqft of potential just waiting for your personal touch. The spacious layout provides a great canvas for your design ideas, and a furnace is already in place. Kitchen appliances are included with the sale, so the stove, refrigerator, and dishwasher will stay with the property as-is. If you are looking for a property you can truly make your own and custom-tailor to your unique style, this is the one. Bring your vision and explore the possibilities. This is a wholesale property.

Key facts

• 0.24 acre lot
• 2 parking spots
• Built 1900

Property features AI

Finance

• HOA & community: Association fee paid annually; No community features

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories; Residential property
• Construction: Frame construction; Built by unknown builder
• Exterior features: Crawl space basement

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Entrance foyer

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#550 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety D, amenities F, commute F.
• Highland Community School District (rural): math 71% / reading 65% proficiency, ranked #140 of 289 in IA (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Highland Elementary School (math 67% / reading 52%, grade B-, #390 of 616 statewide, top 69%, 283 students, 23% FRL); Highland Middle School (math 72% / reading 67%, grade A, #113 of 246 statewide, top 49%, 111 students, 13% FRL); Highland High School (math 72% / reading 77%, grade B+, #89 of 336 statewide, top 30%, 171 students, 24% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: 5 active listings in the ZIP; 42 units permitted in Washington County in 2024 (12 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($588 loan paydown + $2k appreciation (2.8% local appreciation)).
• Washington County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.34% ✓
• Cap rate: 10.17%
• Cash-on-cash: 13.84%
• DSCR: 1.62
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $208,008
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 N Railroad St	0.37mi	5/2.0 (+1)	2,028 (+4%)	8mo	$217,500	$107	62
500 Park St	0.29mi	4/2.0	1,769 (-9%)	13mo	$180,000	$102	59

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

Projected returns pro-forma

2.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.13×
• Total profit: $26,822
• Equity at exit: $37,225

10-year hold

• IRR: 21.4%
• Equity multiple: 4.03×
• Total profit: $72,232
• Equity at exit: $56,607

Cash invested: $23,800 (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 52201

• Home prices YoY: 1.9%
• Active inventory: 5
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,139 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$144 /mo · $1,730/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $274

Break-even live

Break-even rent $792

Max offer price $85,000

Occupancy floor 71%

Sensitivity live

Price	-10% $323	-5% $298	+0% $274	+5% $250	+10% $226
Rent	-10% $184	-5% $229	+0% $274	+5% $319	+10% $364
Rate	-1.0pp $317	-0.5pp $296	base $274	+0.5pp $252	+1.0pp $230

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-23
   days on market $85,000 Active 33 DOM
2. 2026-06-21
   days on market $85,000 Active 32 DOM
3. 2026-06-19
   days on market $85,000 Active 30 DOM
4. 2026-06-18
   days on market $85,000 Active 29 DOM
5. 2026-06-17
   days on market $85,000 Active 28 DOM
6. 2026-06-16
   days on market $85,000 Active 27 DOM
7. 2026-06-15
   days on market $85,000 Active 26 DOM
8. 2026-06-14
   days on market $85,000 Active 24 DOM
9. 2026-06-13
   days on market $85,000 Active 23 DOM
10. 2026-06-10
    days on market $85,000 Active 21 DOM
11. 2026-06-09
    days on market $85,000 Active 20 DOM
12. 2026-06-08
    days on market $85,000 Active 19 DOM
13. 2026-06-07
    days on market $85,000 Active 18 DOM
14. 2026-06-05
    days on market $85,000 Active 15 DOM
15. 2026-06-03
    days on market $85,000 Active 14 DOM
16. 2026-06-02
    pricedays on market $85,000 Active 13 DOM
17. 2026-06-01
    days on market $99,900 Active 12 DOM
18. 2026-05-31
    days on market $99,900 Active 11 DOM
19. 2026-05-30
    days on market $99,900 Active 10 DOM
20. 2026-05-19
    listed $99,900 Active

ⓘ 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: $1,730 · $144/mo
• Projected year-2 tax: $1,730 · $144/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,667
• − Mortgage interest: −$4,761
• − Property taxes: −$1,730
• − Insurance: −$425
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$2,473
• Taxable income: $2,091
• Est. tax owed @ 24.0%: −$502
• After-tax cash flow: $2,791/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: Highland Community School District
• NCES district ID: 1914010
• Math proficiency: 71% ▲ 6.00%
• Reading proficiency: 65% ▲ 6.00%
• Median HH income: $69,590
• Composite: 59.62/100
• National rank: #909
• State rank: #140 of 289 in IA

Livability — Ainsworth

• Score: 65/100
• State rank: #550
• US rank: #12415

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ainsworth, IA
• Population (ZIP): 1,359

Population outlook (Washington County) Hauer SSP2

• Today (2025): 23,102 people
• By 2030: 23,487 · +1.7%
• By 2040: 24,164 · +4.6%
• By 2050: 24,595 · +6.5%
• By 2075: 25,969 · +12.4%
• By 2100: 24,700 · +6.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 19% Two or more races 4%
• Hispanic origin (detail): Mexican 18%
• Common ancestry: Portuguese 4% Serbian 2% Romanian 1%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Washington

• 2024 margin: Strong R (+24.4) · D 37.2% · R 61.6% · Other 1.2%
• 2008→2024 swing: -23.7pp toward R · 2008: -0.7pp · 2024: -24.4pp
• All cycles: 2024: R+24.4 2020: R+20.5 2016: R+20.6 2012: R+4.2 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.79%
• Current HPI: 150.9001
• 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

-14.9% since first listed

2 events — show timeline

• 2026-06-01 Price Changed $85,000 ICAARMLS
• 2026-05-19 Listed $99,900 ICAARMLS

Property tax history

+1.6%/yr

Latest (2025): $1,730 · +2.9% YoY. Source: county tax records.