1722 1st Ave N · Denison, IA 51442

$95,000

2 bd · 1.0 ba · 1,010 sqft · SingleFamily public records · 322 Days on market

Built 1904 7,500 sqft lot $94/sqft · 26% below area Est $128k · 26% under ↓ 47% since listing

---

Why this score? — see what drove the C 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 +17.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• Schools +5.3/10.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a starter home or investment property? Check out this 3 bedroom, 1 bathroom home featuring an open living room, eat-in kitchen, and partial unfinished basement. Updates include a new roof in 2010, and furnace and central air in 2022. This home is priced to sell and won't last long!

Key facts

• Open living room
• Eat-in kitchen
• New roof

Tags

• OPEN LIVING ROOM
• EAT-IN KITCHEN
• PARTIAL UNFINISHED BASEMENT
• NEW ROOF
• FURNACE AND CENTRAL AIR

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $75 ($896/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (1.8% below list).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.5% 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: 50 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 $657 of loan paydown is wiped out by about $3k 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 322 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 322 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.98% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.37%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (median comp): $128,375
• List price: $95,000
• Delta: -26.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 N 19th St	0.11mi	3/1.0 (+1)	1,032 (+2%)	2mo	$75,000	$73	84
1420 3rd Ave S	0.43mi	2/1.0	1,040 (+3%)	7mo	$115,000	$111	69
21 S 17th St	0.15mi	3/1.0 (+1)	1,075 (+6%)	16mo	$76,000	$71	64
616 N 18th St	0.45mi	2/1.0	960 (-5%)	8mo	$155,000	$161	64
1911 2nd Ave S	0.29mi	3/1.0 (+1)	1,055 (+4%)	14mo	$128,000	$121	63
1428 2nd Ave S	0.37mi	3/2.0 (+1)	1,056 (+5%)	8mo	$65,000	$62	60
222 S 15th St Unit C	0.38mi	2/2.0	1,087 (+8%)	14mo	$149,900	$138	54
220 16th St N	0.16mi	2/1.0	858 (-15%)	17mo	$124,500	$145	53
210 S 24th St	0.53mi	3/2.0 (+1)	1,064 (+5%)	10mo	$185,000	$174	49
62 A Ave	0.69mi	2/1.0	920 (-9%)	5mo	$85,000	$92	49
1331 5th Ave N	0.42mi	3/2.0 (+1)	1,160 (+15%)	10mo	$132,000	$114	38
2618 1st Ave S	0.67mi	3/2.0 (+1)	1,114 (+10%)	10mo	$115,000	$103	35

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-10,623
• Equity at exit: $14,165

10-year hold

• IRR: -1.7%
• Equity multiple: 0.89×
• Total profit: $-3,056
• Equity at exit: $8,214

Cash invested: $26,600 (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: 50
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $933 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$125 /mo · $1,498/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $75

Break-even live

Break-even rent $839

Max offer price $95,000

Occupancy floor 87%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-16
   status $95,000 Pending 322 DOM
2. 2026-06-15
   days on market $95,000 Active 322 DOM
3. 2026-06-13
   days on market $95,000 Active 320 DOM
4. 2026-06-12
   days on market $95,000 Active 319 DOM
5. 2026-06-09
   days on market $95,000 Active 316 DOM
6. 2026-06-08
   days on market $95,000 Active 315 DOM
7. 2026-06-07
   days on market $95,000 Active 314 DOM
8. 2026-06-07
   days on market $95,000 Active 313 DOM
9. 2026-06-04
   days on market $95,000 Active 310 DOM
10. 2026-06-02
    days on market $95,000 Active 309 DOM
11. 2026-06-01
    days on market $95,000 Active 308 DOM
12. 2026-05-31
    days on market $95,000 Active 307 DOM
13. 2026-05-31
    days on market $95,000 Active 306 DOM
14. 2025-10-09
    price $95,000 294-char remark

    Show marketing remark (294 chars)

    Looking for a starter home or investment property? Check out this 3 bedroom, 1 bathroom home featuring an open living room, eat-in kitchen, and partial unfinished basement. Updates include a new roof in 2010, and furnace and central air in 2022. This home is priced to sell and won't last long!

15. 2025-07-29
    listed $100,000 Active 294-char remark

    Show marketing remark (294 chars)

    Looking for a starter home or investment property? Check out this 3 bedroom, 1 bathroom home featuring an open living room, eat-in kitchen, and partial unfinished basement. Updates include a new roof in 2010, and furnace and central air in 2022. This home is priced to sell and won't last long!

16. 2008-04-17
    soldstatus $179,306

ⓘ 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: $1,498 · $125/mo
• Projected year-2 tax: $1,498 · $125/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $11,199
• − Mortgage interest: −$5,321
• − Property taxes: −$1,498
• − Insurance: −$475
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$2,764
• Taxable loss: −$651
• Est. tax savings @ 24.0%: +$156
• After-tax cash flow: $1,052/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

-47.0% since first listed

3 events — show timeline

• 2025-10-09 Price Changed $95,000 IAR
• 2025-07-29 Listed $100,000 IAR
• 2008-04-17 Sold (Public Records) $179,306 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,498 · +2.0% YoY. Source: county tax records.