1332 Holiday Ln · Holiday Lake, IA 52211

$210,000

2 bd · 1.5 ba · 1,410 sqft · SingleFamily public records · 295 Days on market

Built 1962 0.41 ac lot $149/sqft · 43% below area Est $247k · 15% under ↓ 12% since listing

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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 +14.3/15.0
• Appreciation +9.3/10.0
• Schools +6.2/10.0
• Cash flow +5.0/30.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.2/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Charming Lake View Home with Endless Potential! Enjoy beautiful lake views from the deck and 3-season porch of this off-lake home. The walkout basement includes a non-conforming bedroom, ½ bath, and ample storage space. 2 bedrooms and full bath upstairs. Offering an “as is” sale, this property has great potential for updates and personal touches. A perfect opportunity to create your own lake retreat!

Key facts

• Ample storage space
• Walkout basement
• Lake views

Tags

• LAKE VIEWS
• DECK
• 3-SEASON PORCH
• WALKOUT BASEMENT
• AMPLE STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-496 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (41.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (47.6% below list).
• Recommended offer: $110k (47.6% below list) — sets the bar for 1% rule.
• Cap rate 3.5% vs local median 1.8% in Holiday Lake — 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 66/100 on livability (#524 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Brooklyn-Guernsey-Malcom Community School District (rural): math 72% / reading 74% proficiency, ranked #101 of 289 in IA (top 35%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 57 active listings in the ZIP; 27 units permitted in Poweshiek County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (8.6% local appreciation)).
• Poweshiek County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 295 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $110,042 (47.6% 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 295 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.52% ✗
• Cap rate: 3.46%
• Cash-on-cash: -10.13%
• DSCR: 0.55
• GRM: 15.9

CMA / ARV

• ARV (median comp): $247,431
• List price: $210,000
• Delta: -15.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1015 Lakeshore Dr	0.08mi	2/1.0	1,296 (-8%)	12mo	$325,000	$251	70
1296 Holiday Ln	0.18mi	2/2.0	1,344 (-5%)	22mo	$234,000	$174	64
5252 N Lakeshore Dr	0.39mi	3/2.0 (+1)	1,296 (-8%)	1mo	$475,000	$367	60
3021 E Lakeshore Dr	0.43mi	2/1.0	1,294 (-8%)	15mo	$449,900	$348	52
3122 Holiday Ln	0.37mi	3/2.0 (+1)	1,232 (-13%)	10mo	$270,000	$219	47

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

Projected returns pro-forma

8.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 2.06×
• Total profit: $62,461
• Equity at exit: $167,624

10-year hold

• IRR: 13.8%
• Equity multiple: 4.49×
• Total profit: $205,205
• Equity at exit: $340,750

Cash invested: $58,800 (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 52211

• Home prices YoY: 2.6%
• Active inventory: 57
• Price-to-rent: 15.9×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$177 /mo · $2,122/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-496

Break-even live

Break-even rent $1,729

Max offer price $122,333

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $210,000 Active 295 DOM
2. 2026-06-17
   days on market $210,000 Active 294 DOM
3. 2026-06-16
   days on market $210,000 Active 293 DOM
4. 2026-06-15
   days on market $210,000 Active 292 DOM
5. 2026-06-13
   days on market $210,000 Active 290 DOM
6. 2026-06-12
   days on market $210,000 Active 289 DOM
7. 2026-06-09
   days on market $210,000 Active 286 DOM
8. 2026-06-08
   days on market $210,000 Active 285 DOM
9. 2026-06-07
   days on market $210,000 Active 284 DOM
10. 2026-06-07
    days on market $210,000 Active 283 DOM
11. 2026-06-04
    days on market $210,000 Active 280 DOM
12. 2026-06-02
    pricedays on market $210,000 Active 279 DOM
13. 2026-06-01
    days on market $220,000 Active 278 DOM
14. 2026-05-31
    days on market $220,000 Active 277 DOM
15. 2026-05-31
    days on market $220,000 Active 276 DOM
16. 2026-02-26
    status Active 422-char remark

    Show marketing remark (422 chars)

    Charming Lake View Home with Endless Potential! Enjoy beautiful lake views from the deck and 3-season porch of this off-lake home. The walkout basement includes a non-conforming bedroom, ½ bath, and ample storage space. 2 bedrooms and full bath upstairs. Offering an “as is” sale, this property has great potential for updates and personal touches. A perfect opportunity to create your own lake retreat!

17. 2026-02-26
    price $220,000 422-char remark

    Show marketing remark (422 chars)

    Charming Lake View Home with Endless Potential! Enjoy beautiful lake views from the deck and 3-season porch of this off-lake home. The walkout basement includes a non-conforming bedroom, ½ bath, and ample storage space. 2 bedrooms and full bath upstairs. Offering an “as is” sale, this property has great potential for updates and personal touches. A perfect opportunity to create your own lake retreat!

18. 2025-09-23
    price $240,000 422-char remark

    Show marketing remark (422 chars)

    Charming Lake View Home with Endless Potential! Enjoy beautiful lake views from the deck and 3-season porch of this off-lake home. The walkout basement includes a non-conforming bedroom, ½ bath, and ample storage space. 2 bedrooms and full bath upstairs. Offering an “as is” sale, this property has great potential for updates and personal touches. A perfect opportunity to create your own lake retreat!

19. 2025-08-22
    listed $250,000 Active 422-char remark

    Show marketing remark (422 chars)

    Charming Lake View Home with Endless Potential! Enjoy beautiful lake views from the deck and 3-season porch of this off-lake home. The walkout basement includes a non-conforming bedroom, ½ bath, and ample storage space. 2 bedrooms and full bath upstairs. Offering an “as is” sale, this property has great potential for updates and personal touches. A perfect opportunity to create your own lake retreat!

ⓘ 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: $2,122 · $177/mo
• Projected year-2 tax: $2,710 · $226/mo
• Expected delta: +$588/yr (+$49/mo · 27.7%)

ⓘ 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 ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,205
• − Mortgage interest: −$11,763
• − Property taxes: −$2,122
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$6,109
• Taxable loss: −$9,952
• Est. tax savings @ 24.0%: +$2,389
• After-tax cash flow: $-3,567/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: Brooklyn-Guernsey-Malcom Community School District
• NCES district ID: 1905490
• Math proficiency: 72% ▼ -4.00%
• Reading proficiency: 74% ▲ 2.00%
• Median HH income: $49,307
• Composite: 61.79/100
• National rank: #734
• State rank: #101 of 289 in IA

Livability — Holiday Lake

• Score: 66/100
• State rank: #524
• US rank: #11725

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holiday Lake, IA
• Population (ZIP): 2,671

Population outlook (Poweshiek County) Hauer SSP2

• Today (2025): 18,601 people
• By 2030: 18,342 · -1.4%
• By 2040: 17,944 · -3.5%
• By 2050: 18,029 · -3.1%
• By 2075: 19,945 · +7.2%
• By 2100: 22,637 · +21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: English 4% Slovak 3% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Poweshiek

• 2024 margin: R (+17.0) · D 40.8% · R 57.8% · Other 1.5%
• 2008→2024 swing: -28.7pp toward R · 2008: 11.8pp · 2024: -17.0pp
• All cycles: 2024: R+17.0 2020: R+13.3 2016: R+6.8 2012: D+9.1 2008: D+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.56%
• Current HPI: 332.4308
• 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

-12.0% since first listed

4 events — show timeline

• 2026-02-26 Relisted — IAR
• 2026-02-26 Price Changed $220,000 IAR
• 2025-09-23 Price Changed $240,000 IAR
• 2025-08-22 Listed $250,000 IAR

Property tax history

+5.6%/yr

Latest (2025): $2,122 · -2.5% YoY. Source: county tax records.