Lot 6 Falling Rock Rd · Harpers Ferry, IA 54626

$30,000

2 bd · 1.0 ba · 660 sqft · SingleFamily · 29 Days on market

Built 1971 Fair condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Attention Sportsmen! Affordable base camp for sale! Great location along the great River Road between Prairie du Chien and Lynxville, WI. This fully furnished 2 bedroom, 1 bath mobile home is situated in the falling rock campground. The Mississippi River and boat launch are directly across the road and provide easy access to a multitude of recreational opportunities. Lot rent is $2,500/year.

Key facts

• Mississippi river
• Boat launch
• Fully furnished

Tags

• FULLY FURNISHED
• MISSISSIPPI RIVER
• BOAT LAUNCH
• RECREATIONAL OPPORTUNITIES

Property features AI

Finance

• Other: Sold furnished with stove and refrigerator included (seller's personal property excluded)

Exterior

• Utilities: Private septic system; Community well available; LP gas
• Home design: Single-family property; Estimated living area 660 above grade; One-story (main level living)
• Construction: Aluminum/steel siding
• Exterior features: Deck; Aluminum/steel exterior

Interior

• Kitchen: Range/oven; Refrigerator; Microwave
• Bedrooms: Master bedroom on main level (approx. 8 x 10); Second bedroom on main level (approx. 7 x 8)
• Bathrooms: One full bathroom; Bathroom includes a tub; No master bathroom
• Heating & cooling: LP gas heat; Window A/C unit
• Interior features: Living room on main level; Pantry off the kitchen; No basement (slab)
• Laundry & utility: Window A/C unit (listed with appliances)

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($819 rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#657 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, health & safety D, schools F.
• Seneca Area School District (rural): math 40% / reading 40% proficiency, ranked #254 of 426 in WI (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 40 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($207 loan paydown + $2k appreciation (8.1% local appreciation)).
• Crawford County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.1% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.

Recommended offer $29,550 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1971 — 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: 2.73% ✓
• Cap rate: 23.89%
• Cash-on-cash: 62.86%
• DSCR: 3.80
• GRM: 3.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 72.8%
• Equity multiple: 5.83×
• Total profit: $40,568
• Equity at exit: $22,975

10-year hold

• IRR: 68.2%
• Equity multiple: 12.54×
• Total profit: $96,915
• Equity at exit: $45,781

Cash invested: $8,400 (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 54626

• Home prices YoY: 4.3%
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $819 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $440

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 41%

Sensitivity live

Price	-10% $461	-5% $450	+0% $440	+5% $430	+10% $419
Rent	-10% $375	-5% $408	+0% $440	+5% $472	+10% $505
Rate	-1.0pp $455	-0.5pp $448	base $440	+0.5pp $432	+1.0pp $424

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $30,000 Active 29 DOM
2. 2026-06-18
   days on market $30,000 Active 27 DOM
3. 2026-06-17
   days on market $30,000 Active 26 DOM
4. 2026-06-16
   days on market $30,000 Active 25 DOM
5. 2026-06-15
   days on market $30,000 Active 24 DOM
6. 2026-06-15
   days on market $30,000 Active 23 DOM
7. 2026-06-13
   days on market $30,000 Active 22 DOM
8. 2026-06-12
   days on market $30,000 Active 21 DOM
9. 2026-06-09
   days on market $30,000 Active 18 DOM
10. 2026-06-08
    days on market $30,000 Active 17 DOM
11. 2026-06-08
    days on market $30,000 Active 16 DOM
12. 2026-06-05
    days on market $30,000 Active 14 DOM
13. 2026-06-03
    days on market $30,000 Active 12 DOM
14. 2026-06-02
    days on market $30,000 Active 11 DOM
15. 2026-06-01
    days on market $30,000 Active 10 DOM
16. 2026-05-31
    days on market $30,000 Active 9 DOM
17. 2026-05-21
    listed $30,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥99°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: $9,833
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$787
• − Management: −$787
• − Depreciation: −$873
• Taxable income: $5,107
• Est. tax owed @ 24.0%: −$1,226
• After-tax cash flow: $4,055/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab

The home requires significant exterior and interior repairs, including repainting and staining/replacing the deck and railings. These updates will significantly improve its resale and rental value.

Repairs flagged

• Major Exterior siding — Peeling and in need of repainting.
• Major Deck and railings — Weathered and could benefit from staining or replacement.
• Major Interior walls — In need of painting.

Value-add opportunities

• Both Painting the exterior siding and repainting the interior walls — Fresh paint will improve the home's curb appeal and interior aesthetics, making it more attractive to potential buyers or renters.
• Both Staining or replacing the deck and railings — A well-maintained deck and railings will enhance the home's curb appeal and provide a functional outdoor space for potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Peeling and in need of repainting.	Major	$15,000–50,000
Deck and railings · Weathered and could benefit from staining or replacement.	Major	$15,000–50,000
Interior walls · In need of painting.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Painting the exterior siding and repainting the interior walls — Fresh paint will improve the home's curb appeal and interior aesthetics, making it more attractive to potential buyers or renters. ↑
• Both Staining or replacing the deck and railings — A well-maintained deck and railings will enhance the home's curb appeal and provide a functional outdoor space for potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Seneca Area School District
• NCES district ID: 5513470
• Math proficiency: 40% ▼ -5.00%
• Reading proficiency: 40% ▼ -10.00%
• Median HH income: $47,194
• Composite: 36.65/100
• National rank: #9247
• State rank: #254 of 426 in WI

Livability — Harpers Ferry

• Score: 63/100
• State rank: #657
• US rank: #15194

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,388

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 15,748 people
• By 2030: 15,301 · -2.8%
• By 2040: 14,309 · -9.1%
• By 2050: 13,357 · -15.2%
• By 2075: 11,727 · -25.5%
• By 2100: 9,883 · -37.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97%
• Common ancestry: Portuguese 19% Lithuanian 5% Romanian 3%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Crawford

• 2024 margin: R (+13.8) · D 42.5% · R 56.3% · Other 1.2%
• 2008→2024 swing: -40.8pp toward R · 2008: 27.0pp · 2024: -13.8pp
• All cycles: 2024: R+13.8 2020: R+7.7 2016: R+5.5 2012: D+20.0 2008: D+27.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.09%
• Current HPI: 198.1752
• 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

1 event — show timeline

• 2026-05-21 Listed $30,000 SCWMLS