213 Brookside Dr · Dunkerton, IA 50626

$40,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 85 Days on market

Built 1995 0.34 ac lot $33/sqft · 71% below area

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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
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Appreciation +3.9/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is a great home on a large owned lot with park like feel. You will get 3 bedrooms, 2 bathrooms and an open Kitchen/Dining/Living room. Master suite is very nice and has an updated full size shower. Low cost of living, this can be yours for cheaper than rent.

Key facts

• Large owned lot
• 0.34 acre lot
• Built 1995

Tags

• LARGE OWNED LOT
• UPDATED FULL SIZE SHOWER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $40k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($775 rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#320 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: amenities F, commute F, health & safety F.
• Dunkerton Community School District (rural): math 60% / reading 67% proficiency, ranked #201 of 289 in IA (top 70%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 13 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 287 units permitted in Black Hawk County in 2024 (67 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $277 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• Black Hawk County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-2.2% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $32k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.94% ✓
• Cap rate: 14.65%
• Cash-on-cash: 29.84%
• DSCR: 2.33
• GRM: 4.3

CMA / ARV

• ARV (median comp): $136,486
• List price: $40,000
• Delta: -70.69%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-2.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 1.75×
• Total profit: $8,377
• Equity at exit: $7,312

10-year hold

• IRR: 25.1%
• Equity multiple: 3.34×
• Total profit: $26,155
• Equity at exit: $5,819

Cash invested: $11,200 (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 50626

• Home prices YoY: -1.1%
• Active inventory: 13
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $775 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$107 /mo · $1,288/yr
• Insurance: −$17
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $212

Break-even live

Break-even rent $507

Max offer price $40,000

Occupancy floor 68%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 W Main St Unit 214A Dunkerton, IA	2.0	1.0	850	$775	$0.91	20d	1	0.91mi

Listing history 20 events

1. 2026-06-19
   days on market $40,000 Active 85 DOM
2. 2026-06-18
   days on market $40,000 Active 84 DOM
3. 2026-06-17
   days on market $40,000 Active 83 DOM
4. 2026-06-16
   days on market $40,000 Active 82 DOM
5. 2026-06-15
   days on market $40,000 Active 81 DOM
6. 2026-06-14
   days on market $40,000 Active 79 DOM
7. 2026-06-13
   days on market $40,000 Active 78 DOM
8. 2026-06-10
   days on market $40,000 Active 76 DOM
9. 2026-06-09
   days on market $40,000 Active 75 DOM
10. 2026-06-08
    days on market $40,000 Active 74 DOM
11. 2026-06-07
    days on market $40,000 Active 73 DOM
12. 2026-06-05
    days on market $40,000 Active 70 DOM
13. 2026-06-03
    days on market $40,000 Active 69 DOM
14. 2026-06-02
    days on market $40,000 Active 68 DOM
15. 2026-06-01
    days on market $40,000 Active 67 DOM
16. 2026-05-31
    days on market $40,000 Active 66 DOM
17. 2026-05-30
    days on market $40,000 Active 65 DOM
18. 2026-03-25
    listed $40,000 Active 263-char remark

    Show marketing remark (263 chars)

    This is a great home on a large owned lot with park like feel. You will get 3 bedrooms, 2 bathrooms and an open Kitchen/Dining/Living room. Master suite is very nice and has an updated full size shower. Low cost of living, this can be yours for cheaper than rent.

19. 2017-06-29
    soldstatus $31,900 263-char remark

    Show marketing remark (263 chars)

    This is a great home on a large owned lot with park like feel. You will get 3 bedrooms, 2 bathrooms and an open Kitchen/Dining/Living room. Master suite is very nice and has an updated full size shower. Low cost of living, this can be yours for cheaper than rent.

20. 2017-05-10
    listed $36,500 263-char remark

    Show marketing remark (263 chars)

    This is a great home on a large owned lot with park like feel. You will get 3 bedrooms, 2 bathrooms and an open Kitchen/Dining/Living room. Master suite is very nice and has an updated full size shower. Low cost of living, this can be yours for cheaper than rent.

ⓘ 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: $1,288 · $107/mo
• Projected year-2 tax: $1,288 · $107/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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 16 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: $9,300
• − Mortgage interest: −$2,241
• − Property taxes: −$1,288
• − Insurance: −$998
• − Repairs & maintenance: −$744
• − Management: −$744
• − Depreciation: −$1,164
• Taxable income: $2,122
• Est. tax owed @ 24.0%: −$509
• After-tax cash flow: $2,035/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: Dunkerton Community School District
• NCES district ID: 1909540
• Math proficiency: 60% ▼ -7.00%
• Reading proficiency: 67% ▲ 4.00%
• Median HH income: $60,224
• Composite: 54.93/100
• National rank: #1308
• State rank: #201 of 289 in IA

Livability — Dunkerton

• Score: 72/100
• State rank: #320
• US rank: #6438

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,478

Population outlook (Black Hawk County) Hauer SSP2

• Today (2025): 139,716 people
• By 2030: 142,853 · +2.2%
• By 2040: 147,843 · +5.8%
• By 2050: 153,247 · +9.7%
• By 2075: 167,977 · +20.2%
• By 2100: 177,320 · +26.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Black 2%
• Common ancestry: Iranian 5% Portuguese 5% Lithuanian 3%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Black Hawk

• 2024 margin: Toss-up / Even · D 50.0% · R 48.8% · Other 1.2%
• 2008→2024 swing: -21.3pp toward R · 2008: 22.4pp · 2024: 1.2pp
• All cycles: 2024: D+1.2 2020: D+9.0 2016: D+7.3 2012: D+20.0 2008: D+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.25%
• Current HPI: 200.3733
• 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

+9.6% since first listed

3 events — show timeline

• 2026-03-25 Listed $40,000 NEIRBR as distributed by MLS GRID
• 2017-06-29 Sold (MLS) $31,900 NEIRBR as distributed by MLS GRID
• 2017-05-10 Listed $36,500 NEIRBR as distributed by MLS GRID

Property tax history

+22.1%/yr

Latest (2025): $1,288 · +206.7% YoY. Source: county tax records.