1103 Court St · Dunlap, IA 51529

$159,800

3 bd · 1.0 ba · 750 sqft · SingleFamily public records · 2 Days on market

Built 1900 Est $114k · 40% over

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Why this score? — see what drove the F 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).

• Appreciation +7.7/10.0
• Cash flow +6.7/30.0
• Schools +5.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Charming stucco home with space, updates & potential! This cozy, comfortable home offers convenient main-level living with 1 BR, 3/4 BA & laundry on the main floor, plus 2 additional BRs & a bonus room upstairs. Features include an updated kitchen, newer carpet, updated windows, 12-year-old furnace, and 2012 sidewalks. The unfinished basement already has egress windows, giving buyers room to finish additional living space if desired. Situated on a generous . 37-acre lot, the property features an inviting front porch, decks on both the east & west sides, alley access, and a 24x22 concrete pad. New roof & gutters will be installed due to recent hail damage. All appliances stay. A welcoming home with room to enjoy inside and out!

Key facts

• Built 1900
• Listed 2 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Natural gas available; Electricity available; Public sewer
• Home design: Single-family residence; One story
• Construction: Frame and stucco construction; Composition roof; Built in — (year not provided)
• Exterior features: Porch; Deck; Waterfront lot; Concrete road access; On-site storage and other outbuildings

Interior

• Heating & cooling: Natural gas forced air heating; Central electric air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup on main level; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-258 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (28.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (39.2% below list).
• Recommended offer: $97k (39.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#246 in IA, #4,732 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Boyer Valley Community School District (rural): math 67% / reading 62% proficiency, ranked #205 of 289 in IA (top 71%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Boyer Valley Elementary School (math 77% / reading 57%, grade B+, #273 of 616 statewide, top 51%, 200 students, 38% FRL); Boyer Valley Middle/High School (math 62% / reading 62%, grade B-, #242 of 336 statewide, top 76%, 220 students, 40% FRL).
• Market conditions: 6 active listings in the ZIP; 41 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.4% local appreciation)).
• Harrison County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 26y 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 $110k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $97,211 (39.2% 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. 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.61% ✗
• Cap rate: 4.36%
• Cash-on-cash: -6.92%
• DSCR: 0.69
• GRM: 13.7

CMA / ARV

• ARV (on-the-fly): $114,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 Eagle St	0.21mi	2/1.0 (-1)	792 (+6%)	14mo	$120,000	$152	64
211 Park St	0.45mi	2/1.0 (-1)	847 (+13%)	17mo	$55,000	$65	38

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

Projected returns pro-forma

5.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.53×
• Total profit: $23,677
• Equity at exit: $94,076

10-year hold

• IRR: 9.8%
• Equity multiple: 2.88×
• Total profit: $84,265
• Equity at exit: $165,350

Cash invested: $44,744 (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 51529

• Home prices YoY: 2.8%
• Active inventory: 6
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $972 medium
• Mortgage (P&I): −$838
• Tax from tax record: −$121 /mo · $1,456/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $-258

Break-even live

Break-even rent $1,299

Max offer price $114,231

Occupancy floor —

Sensitivity live

Price	-10% $-167	-5% $-213	+0% $-258	+5% $-303	+10% $-348
Rent	-10% $-335	-5% $-296	+0% $-258	+5% $-220	+10% $-181
Rate	-1.0pp $-177	-0.5pp $-217	base $-258	+0.5pp $-299	+1.0pp $-341

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: $39,950
• Closing costs: $4,794
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-02
   status Pending
2. 2026-04-29
   listed $159,800 Active

   Show marketing remark (766 chars)

   Charming stucco home with space, updates & potential! This cozy, comfortable home offers convenient main-level living with 1 BR, 3/4 BA & laundry on the main floor, plus 2 additional BRs & a bonus room upstairs. Features include an updated kitchen, newer carpet, updated windows, 12-year-old furnace, and 2012 sidewalks. The unfinished basement already has egress windows, giving buyers room to finish additional living space if desired. Situated on a generous . 37-acre lot, the property features an inviting front porch, decks on both the east & west sides, alley access, and a 24x22 concrete pad. New roof & gutters will be installed due to recent hail damage. All appliances stay. A welcoming home with room to enjoy inside and out!

3. 2026-04-29
   listed $159,800 Active 766-char remark

   Show marketing remark (766 chars)

   Charming stucco home with space, updates & potential! This cozy, comfortable home offers convenient main-level living with 1 BR, 3/4 BA & laundry on the main floor, plus 2 additional BRs & a bonus room upstairs. Features include an updated kitchen, newer carpet, updated windows, 12-year-old furnace, and 2012 sidewalks. The unfinished basement already has egress windows, giving buyers room to finish additional living space if desired. Situated on a generous . 37-acre lot, the property features an inviting front porch, decks on both the east & west sides, alley access, and a 24x22 concrete pad. New roof & gutters will be installed due to recent hail damage. All appliances stay. A welcoming home with room to enjoy inside and out!

4. 2021-09-22
   soldstatus $110,500
5. 2021-09-17
   soldstatus $110,500 573-char remark

   Show marketing remark (573 chars)

   Check out this Cute, cozy and comfortable stucco with many updates!! 1 BR and BA & laundry on the main level, and 2 BR's plus a bonus room upstairs. This home features a 5 yr old roof, newer carpet, windows in 2007, new sidewalks in 2012, 6 yr old furnace, and updated kitchen! It has . 37 acres of yard with a 24x22 concrete pad and alley access. There's a deck on the east side, a smaller deck on the west side and an open inviting front porch. Basement is unfinished but has lots of potential & already has egress windows. Move in ready and won't last long!!

6. 2021-08-09
   listed $110,000 573-char remark

   Show marketing remark (573 chars)

   Check out this Cute, cozy and comfortable stucco with many updates!! 1 BR and BA & laundry on the main level, and 2 BR's plus a bonus room upstairs. This home features a 5 yr old roof, newer carpet, windows in 2007, new sidewalks in 2012, 6 yr old furnace, and updated kitchen! It has . 37 acres of yard with a 24x22 concrete pad and alley access. There's a deck on the east side, a smaller deck on the west side and an open inviting front porch. Basement is unfinished but has lots of potential & already has egress windows. Move in ready and won't last long!!

7. 2007-04-09
   soldstatus $72,000
8. 2001-02-05
   soldstatus $19,000
9. 2000-10-23
   listed $25,000

ⓘ 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: $1,456 · $121/mo
• Projected year-2 tax: $1,982 · $165/mo
• Expected delta: +$526/yr (+$44/mo · 36.2%)

ⓘ 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 ≥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: $11,665
• − Mortgage interest: −$8,951
• − Property taxes: −$1,456
• − Insurance: −$799
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$4,649
• Taxable loss: −$6,056
• Est. tax savings @ 24.0%: +$1,453
• After-tax cash flow: $-1,642/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: Boyer Valley Community School District
• NCES district ID: 1909570
• Math proficiency: 67% ▼ -5.00%
• Reading proficiency: 62% ▼ -10.00%
• Median HH income: $46,628
• Composite: 54.51/100
• National rank: #1346
• State rank: #205 of 289 in IA

Livability — Dunlap

• Score: 74/100
• State rank: #246
• US rank: #4732

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunlap, IA
• Population (ZIP): 2,026

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 13,193 people
• By 2030: 12,519 · -5.1%
• By 2040: 11,134 · -15.6%
• By 2050: 9,749 · -26.1%
• By 2075: 7,254 · -45.0%
• By 2100: 5,298 · -59.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 1% Black 1% Hispanic / Latino 1%
• Common ancestry: Portuguese 5% Iranian 3% Romanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+41.8) · D 28.3% · R 70.1% · Other 1.6%
• 2008→2024 swing: -37.2pp toward R · 2008: -4.7pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.4 2016: R+37.5 2012: R+12.7 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.36%
• Current HPI: 197.8202
• 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

+539.2% since first listed

9 events — show timeline

• 2026-05-02 Pending — SWIAR
• 2026-04-29 Listed $159,800 IAR
• 2026-04-29 Listed $159,800 SWIAR
• 2021-09-22 Sold (Public Records) $110,500 Public Records
• 2021-09-17 Sold (MLS) $110,500 SWIAR
• 2021-08-09 Listed $110,000 SWIAR
• 2007-04-09 Sold (Public Records) $72,000 Public Records
• 2001-02-05 Sold (MLS) $19,000 SWIAR
• 2000-10-23 Listed $25,000 SWIAR

Property tax history

+12.6%/yr

Latest (2025): $1,456 · +4.3% YoY. Source: county tax records.