1019 Carver St · Iowa City, IA 52240

$239,000

2 bd · 2.0 ba · 1,392 sqft · SingleFamily public records · 44 Days on market

Built 1963 7,405 sqft lot $172/sqft · 23% above area Est $279k · 14% under

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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).

• ARV discount +14.0/15.0
• Cash flow +5.8/30.0
• Schools +5.7/10.0
• Livability +4.3/5.0
• Rent growth +4.1/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Come see this spacious ranch home that offers a comfortable 1st floor living. Including a full laundry room, eat-in kitchen, 3bdrms 1.5 baths, living and family rooms, LVP Flooring and Original oak floors. Large full walkout basement to a fenced yard. Convenient outdoor living areas off garage with brick patios and fire-pit area. 2 blocks to Lucas Elementary and S-East Junior High. One owner, licensed realtor, state of Iowa. Realtor related to owners.

Key facts

• Original oak floors
• Remodeled kitchen
• First floor laundry

Tags

• REMODELED KITCHEN
• NEW LVP FLOORING
• ORIGINAL OAK FLOORS
• FIRST FLOOR LAUNDRY

Property features AI

Finance

• HOA & community: Annual association fee that includes trash, sewer, and water; Community park; Sidewalks

Exterior

• Parking: Attached garage; Off-street parking; Parking pad; 1 total parking space
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Aluminum siding; Brick; Frame construction; Basement with finished and unfinished areas, concrete floor, walk-out access, and bath stubbed
• Exterior features: Deck; Porch; Patio; Fenced yard

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Carpet; Wood; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Other
• Laundry & utility: Laundry room on lower level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-473 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (35.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (34.5% below list).
• Recommended offer: $155k (35.0% below list) — sets the bar for cash-flow.
• Cap rate 3.9% vs local median 2.7% in Iowa City — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 86/100 on livability (#13 in IA, #450 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• Iowa City Community School District (urban): math 65% / reading 70% proficiency, ranked #174 of 289 in IA (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Robert Lucas Elementary School (math 52% / reading 57%, grade C, #462 of 616 statewide, top 79%, 285 students, 44% FRL); Southeast Junior High School (math 64% / reading 68%, grade A-, #152 of 246 statewide, top 62%, 812 students, 50% FRL); Iowa City High School (math 62% / reading 73%, grade B, #186 of 336 statewide, top 57%, 1,599 students, 40% FRL).
• Market conditions: Rents rising fast (+6.3%/yr); 261 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 714 units permitted in Johnson County in 2024 (158 in 5+ unit buildings).
• This rent runs 35% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Johnson County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $136k; list at $239k implies a 76% gain — meaningful room to come down on a strong offer.

Recommended offer $155,371 (35.0% 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 44 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.66% ✗
• Cap rate: 3.92%
• Cash-on-cash: -8.49%
• DSCR: 0.62
• GRM: 12.7

CMA / ARV

• ARV (median comp): $279,051
• List price: $239,000
• Delta: -14.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1242 Dover St	0.18mi	3/2.0 (+1)	1,388 (-0%)	5mo	$250,000	$180	82
1222 Arthur St	0.18mi	2/1.5	1,288 (-8%)	2mo	$255,000	$198	76
3005 Parkview Ave	0.26mi	3/1.5 (+1)	1,434 (+3%)	4mo	$235,000	$164	73
2723 E Court St	0.54mi	2/1.5	1,480 (+6%)	1mo	$275,000	$186	62
2406 Friendship St	0.41mi	3/2.0 (+1)	1,559 (+12%)	1mo	$313,000	$201	55
1011 2nd Ave	0.44mi	3/1.0 (+1)	1,214 (-13%)	1mo	$210,000	$173	49
120 Washington Park Rd	0.75mi	3/2.5 (+1)	1,455 (+4%)	2mo	$385,000	$265	48
2125 F St	0.45mi	3/1.0 (+1)	1,264 (-9%)	8mo	$236,000	$187	48
1908 F St	0.64mi	3/2.0 (+1)	1,276 (-8%)	6mo	$244,500	$192	46
823 3rd Ave	0.53mi	3/1.0 (+1)	1,270 (-9%)	8mo	$252,500	$199	45
1850 Muscatine Ave	0.73mi	3/1.5 (+1)	1,278 (-8%)	2mo	$236,000	$185	43
310 Shrader Rd	0.59mi	3/2.0 (+1)	1,208 (-13%)	8mo	$315,000	$261	38

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

Projected returns pro-forma

-3.0% appreciation · 6.32% rent growth · sell at horizon

5-year hold

• IRR: -27.5%
• Equity multiple: 0.05×
• Total profit: $-63,414
• Equity at exit: $35,636

10-year hold

• IRR: -16.5%
• Equity multiple: -0.05×
• Total profit: $-70,049
• Equity at exit: $20,664

Cash invested: $66,920 (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 52240

• Rents YoY: 6.3%
• Active inventory: 261
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$358 /mo · $4,294/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $-473

Break-even live

Break-even rent $2,166

Max offer price $155,371

Occupancy floor —

Sensitivity live

Price	-10% $-338	-5% $-406	+0% $-473	+5% $-541	+10% $-609
Rent	-10% $-597	-5% $-535	+0% $-473	+5% $-412	+10% $-350
Rate	-1.0pp $-353	-0.5pp $-413	base $-473	+0.5pp $-535	+1.0pp $-598

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2300 Catskill Ct Iowa City, IA	3.0	2.0	1456	$1,850	$1.27	45d	1	0.22mi
3432 Eastbrook St Iowa City, IA	3.0	2.0–2.5	1874	$2,000	$1.07	15d	1	0.67mi
49 Arbor Hill Cir #23 Iowa City, IA	2.0	2.0	1128	$1,215	$1.08	45d	1	0.86mi
2100 S Scott Blvd Unit 66 Iowa City, IA	3.0	2.0	1216	$1,199	$0.99	23d	1	1.04mi
51 Gleason Dr Iowa City, IA	3.0	1.0	1700	$2,200	$1.29	45d	1	1.25mi

Listing history 29 events

1. 2026-06-22
   days on market $239,000 Active 44 DOM
2. 2026-06-19
   days on market $239,000 Active 42 DOM
3. 2026-06-18
   days on market $239,000 Active 41 DOM
4. 2026-06-17
   days on market $239,000 Active 40 DOM
5. 2026-06-16
   days on market $239,000 Active 39 DOM
6. 2026-06-15
   days on market $239,000 Active 38 DOM
7. 2026-06-14
   days on market $239,000 Active 36 DOM
8. 2026-06-13
   days on market $239,000 Active 35 DOM
9. 2026-06-10
   days on market $239,000 Active 33 DOM
10. 2026-06-09
    days on market $239,000 Active 32 DOM
11. 2026-06-08
    days on market $239,000 Active 31 DOM
12. 2026-06-07
    days on market $239,000 Active 30 DOM
13. 2026-06-05
    days on market $239,000 Active 27 DOM
14. 2026-06-03
    days on market $239,000 Active 26 DOM
15. 2026-06-02
    days on market $239,000 Active 25 DOM
16. 2026-06-01
    days on market $239,000 Active 24 DOM
17. 2026-05-31
    days on market $239,000 Active 23 DOM
18. 2026-05-30
    days on market $239,000 Active 22 DOM
19. 2026-05-08
    listed $239,000 Active 455-char remark
20. 2025-08-01
    historical $1,590
21. 2025-03-12
    listed $1,590
22. 2023-03-16
    price $234,900
23. 2023-03-02
    listed $235,000 Active
24. 2023-02-22
    price $239,900
25. 2023-01-26
    price $249,900
26. 2023-01-20
    listed $250,000 Active
27. 2022-02-01
    price $1,500
28. 2021-01-22
    listed $225,000
29. 2005-11-02
    soldstatus $135,500

ⓘ 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: $4,294 · $358/mo
• Projected year-2 tax: $4,294 · $358/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 1/10 Low
• 🌡 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: $18,795
• − Mortgage interest: −$13,388
• − Property taxes: −$4,294
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$6,953
• Taxable loss: −$10,041
• Est. tax savings @ 24.0%: +$2,410
• After-tax cash flow: $-3,271/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: Iowa City Community School District
• NCES district ID: 1914700
• Math proficiency: 65% ▼ -6.00%
• Reading proficiency: 70% ▲ 2.00%
• Median HH income: $50,229
• Composite: 57.3/100
• National rank: #1088
• State rank: #174 of 289 in IA

Livability — Iowa City

• Score: 86/100
• State rank: #13
• US rank: #450

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Iowa City, IA
• County: Johnson County · 132,710 people
• City population: 80,235
• Metro: Iowa City, IA
• Population (ZIP): 35,074
• Household income: $52,960
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 2852.0

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 180,405 people
• By 2030: 200,014 · +10.9%
• By 2040: 241,428 · +33.8%
• By 2050: 288,144 · +59.7%
• By 2075: 420,009 · +132.8%
• By 2100: 546,596 · +203.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 11% Black 9% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Portuguese 3% Romanian 2% Iranian 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 8% French/Haitian/Cajun 2% Arabic 2%

Political lean MEDSL · Johnson

• 2024 margin: Solid D (+38.1) · D 68.4% · R 30.3% · Other 1.3%
• 2008→2024 swing: -3.4pp toward R · 2008: 41.5pp · 2024: 38.1pp
• All cycles: 2024: D+38.1 2020: D+43.2 2016: D+38.3 2012: D+35.4 2008: D+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -202.53%
• Current HPI: 170.7491
• Rent YoY: ▲ 6.32%
• Metro: Iowa City, IA
• 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

+76.4% since first listed

11 events — show timeline

• 2026-05-08 Listed $239,000 ICAARMLS
• 2025-08-01 Rental Removed $1,590 APPFOLIO
• 2025-03-12 Listed for Rent $1,590 APPFOLIO
• 2023-03-16 Price Changed $234,900 ICAARMLS
• 2023-03-02 Listed $235,000 ICAARMLS
• 2023-02-22 Price Changed $239,900 ICAARMLS
• 2023-01-26 Price Changed $249,900 ICAARMLS
• 2023-01-20 Listed $250,000 ICAARMLS
• 2022-02-01 Price Changed $1,500 RENT.
• 2021-01-22 Listed $225,000 CRAAR, CDRMLS
• 2005-11-02 Sold (Public Records) $135,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $4,294 · +1.3% YoY. Source: county tax records.