211 N 19th St · Denison, IA 51442

$117,000

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 34 Days on market

Built 1900 8,276 sqft lot $115/sqft · 980% above area Est $117k · at est.

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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).

• Cash flow +15.4/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ready to move into – this 3 bedroom home is cozy but bigger than it looks. Open concept living room and kitchen makes for a spacious area. Kitchen has ample cabinets, appliances and room for dining. 3 nice sized bedrooms and updated bath. Main floor laundry off kitchen with washer and dryer included. Updated windows, 1 car attached garage and level lot. Everything on one level and easy to maintain. Available now, move in and enjoy the summer.

Key facts

• 8,276 sq ft lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Attached concrete garage (1 car)
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Single-family residence; Residential property
• Construction: HardiPlank siding
• Exterior features: Shingle roof; Lot approximately 0.19 acres (75 x 110)

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Basement; Range, Dishwasher, Refrigerator, Washer, Dryer
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $-11 ($-128/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (12.5% below list).
• Recommended offer: $102k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.4% in Denison — 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 79/100 on livability (#103 in IA, #2,053 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Denison Community School District (town): math 61% / reading 64% proficiency, ranked #224 of 289 in IA (top 78%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 51 active listings in the ZIP; 18 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $809 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Crawford County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,320 (12.5% 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 34 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.87% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.64%
• DSCR: 1.07
• GRM: 9.5

CMA / ARV

• ARV (median comp): $117,000
• List price: $117,000
• Delta: —
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 N 19th St	0.06mi	3/1.0	1,032 (+1%)	2mo	$75,000	$73	93
1911 2nd Ave S	0.35mi	3/1.0	1,055 (+3%)	14mo	$128,000	$121	67
21 S 17th St	0.26mi	3/1.0	1,075 (+5%)	16mo	$76,000	$71	66
616 N 18th St	0.36mi	2/1.0 (-1)	960 (-6%)	8mo	$155,000	$161	62
1428 2nd Ave S	0.48mi	3/2.0	1,056 (+4%)	8mo	$65,000	$62	61
1420 3rd Ave S	0.55mi	2/1.0 (-1)	1,040 (+2%)	7mo	$115,000	$111	60
2021 Ridgeway Dr	0.36mi	3/1.0	1,164 (+14%)	1mo	$172,000	$148	59
730 N 20th St	0.47mi	4/1.5 (+1)	1,052 (+3%)	8mo	$175,000	$166	59
210 S 24th St	0.53mi	3/2.0	1,064 (+4%)	10mo	$185,000	$174	56
222 S 15th St Unit C	0.50mi	2/2.0 (-1)	1,087 (+7%)	14mo	$149,900	$138	45
2618 1st Ave S	0.62mi	3/2.0	1,114 (+9%)	10mo	$115,000	$103	44
1331 5th Ave N	0.45mi	3/2.0	1,160 (+14%)	10mo	$132,000	$114	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-19,618
• Equity at exit: $17,445

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-17,871
• Equity at exit: $10,116

Cash invested: $32,760 (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 51442

• Home prices YoY: -21.4%
• Active inventory: 51
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,023 medium
• Mortgage (P&I): −$614
• Tax from tax record: −$101 /mo · $1,214/yr
• Insurance: −$49
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $-11

Break-even live

Break-even rent $1,037

Max offer price $115,111

Occupancy floor 96%

Sensitivity live

Price	-10% $56	-5% $22	+0% $-11	+5% $-44	+10% $-77
Rent	-10% $-92	-5% $-51	+0% $-11	+5% $30	+10% $70
Rate	-1.0pp $48	-0.5pp $19	base $-11	+0.5pp $-41	+1.0pp $-72

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   status $117,000 Pending 34 DOM
2. 2026-06-08
   days on market $117,000 Active Under Contract 34 DOM
3. 2026-06-07
   days on market $117,000 Active Under Contract 33 DOM
4. 2026-06-07
   days on market $117,000 Active Under Contract 32 DOM
5. 2026-06-04
   days on market $117,000 Active Under Contract 29 DOM
6. 2026-06-02
   days on market $117,000 Active Under Contract 28 DOM
7. 2026-06-01
   days on market $117,000 Active Under Contract 27 DOM
8. 2026-05-31
   days on market $117,000 Active Under Contract 26 DOM
9. 2026-05-31
   days on market $117,000 Active Under Contract 25 DOM
10. 2026-05-08
    historical Active Under Contract 452-char remark
11. 2026-05-04
    listed $117,000 Active 452-char remark

ⓘ 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: $1,214 · $101/mo
• Projected year-2 tax: $1,525 · $127/mo
• Expected delta: +$311/yr (+$26/mo · 25.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 97% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°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: $12,278
• − Mortgage interest: −$6,554
• − Property taxes: −$1,214
• − Insurance: −$1,252
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$3,404
• Taxable loss: −$2,109
• Est. tax savings @ 24.0%: +$506
• After-tax cash flow: $378/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: Denison Community School District
• NCES district ID: 1908910
• Math proficiency: 61% ▼ -7.00%
• Reading proficiency: 64% ▲ 3.00%
• Median HH income: $45,505
• Composite: 52.71/100
• National rank: #1550
• State rank: #224 of 289 in IA

Livability — Denison

• Score: 79/100
• State rank: #103
• US rank: #2053

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: Denison, IA
• City population: 9,586
• Population (ZIP): 9,586

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 17,186 people
• By 2030: 17,322 · +0.8%
• By 2040: 17,948 · +4.4%
• By 2050: 18,955 · +10.3%
• By 2075: 22,130 · +28.8%
• By 2100: 25,483 · +48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 48% Hispanic / Latino 43% Two or more races 21% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Italian 3% Ukrainian 2% Iranian 1%
• Foreign-born: 24% · Canada, Philippines, South Korea
• Languages at home: 59% English-only · Spanish 36% Other Asian/Pacific 3% Other Indo-European 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+43.5) · D 27.8% · R 71.3%
• 2008→2024 swing: -48.6pp toward R · 2008: 5.1pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+36.8 2016: R+38.2 2012: R+8.2 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.48%
• Current HPI: 185.0169
• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-15 Sold (MLS) $117,000 IAR
• 2026-06-08 Pending — IAR
• 2026-05-08 Contingent — IAR
• 2026-05-04 Listed $117,000 IAR

Property tax history

+0.7%/yr

Latest (2025): $1,214 · -7.0% YoY. Source: county tax records.