912 Jones Rd · Evansdale, IA 50707

$84,000

2 bd · 1.5 ba · 744 sqft · SingleFamily public records · 17 Days on market

Built 1949 0.27 ac lot Est $111k · 24% under ↓ 13% since listing

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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 +19.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.4/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable 2-3 bedroom ranch home. Everything all on main level. This home features eating area off kitchen or possibility for 3rd bedroom, updated vinyl windows, some updated wiring, newer carpet, main floor laundry connections and attached garage. Large rear yard and kitchen appliances remain with property.

Key facts

• Updated wiring
• Large rear yard
• 0.27 acre lot

Tags

• EATING AREA OFF KITCHEN
• UPDATED VINYL WINDOWS
• UPDATED WIRING
• MAIN FLOOR LAUNDRY CONNECTIONS
• LARGE REAR YARD
• KITCHEN APPLIANCES REMAIN

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $94 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($872 rent vs $84k).
• Recommended offer: $83k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 3.9% in Evansdale — 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 67/100 on livability (#487 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D, amenities F, commute F.
• Waterloo Community School District (urban): math 50% / reading 54% proficiency, ranked #276 of 289 in IA (top 96%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Poyner Elementary (math 62% / reading 57%, grade B-, #390 of 616 statewide, top 69%, 362 students, 69% FRL); Bunger Middle School (math 48% / reading 47%, grade C-, #226 of 246 statewide, top 92%, 431 students, 75% FRL); East High School (math 39% / reading 58%, grade D, #317 of 336 statewide, top 94%, 1,022 students, 73% FRL).
• Market conditions: 64 active listings in the ZIP; 2 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 (-3.0%/yr); year-one equity from $581 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($83k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,740 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.79%
• DSCR: 1.21
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $110,856
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 Fox Avenue Ave	0.14mi	2/1.0	807 (+8%)	1mo	$161,000	$200	76
103 Doyle Ave	0.20mi	1/1.0 (-1)	708 (-5%)	12mo	$81,500	$115	65
620 Brookside Ave	0.34mi	2/1.0	728 (-2%)	23mo	$121,000	$166	59
1129 S Evans Rd	0.48mi	2/1.0	832 (+12%)	1mo	$133,425	$160	55
839 Home Acres	0.32mi	2/1.0	668 (-10%)	16mo	$110,000	$165	53
602 East End Ave	0.64mi	2/1.0	768 (+3%)	13mo	$114,500	$149	51
602 Home Acres Ave	0.44mi	2/1.0	704 (-5%)	23mo	$65,000	$92	49
611 East End Ave	0.67mi	2/1.0	660 (-11%)	1mo	$68,000	$103	47
317 Evans Rd	0.69mi	2/1.0	766 (+3%)	19mo	$113,000	$148	45
843 Evans Rd	0.42mi	2/1.0	672 (-10%)	24mo	$78,000	$116	42
813 Evans Rd	0.43mi	2/2.0	835 (+12%)	23mo	$152,500	$183	38

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-7,612
• Equity at exit: $12,525

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $1,158
• Equity at exit: $7,263

Cash invested: $23,520 (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 50707

• Active inventory: 64
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $872 medium
• Mortgage (P&I): −$441
• Tax from tax record: −$120 /mo · $1,436/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $94

Break-even live

Break-even rent $753

Max offer price $84,000

Occupancy floor 84%

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
850 Payne St Evansdale, IA	2.0	1.0	640	$900	$1.41	44d	1	0.48mi
136 Earl St Evansdale, IA	2.0	1.0	702	$795	$1.13	21d	1	1.45mi

Listing history 4 events

1. 2026-05-08
   soldstatus $82,000
2. 2026-03-23
   status Pending
3. 2026-03-20
   price $84,000
4. 2026-03-06
   listed $94,000 Active

ⓘ 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: $1,436 · $120/mo
• Projected year-2 tax: $1,436 · $120/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,466
• − Mortgage interest: −$4,705
• − Property taxes: −$1,436
• − Insurance: −$420
• − Repairs & maintenance: −$837
• − Management: −$837
• − Depreciation: −$2,444
• Taxable loss: −$213
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $1,177/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: Waterloo Community School District
• NCES district ID: 1930480
• Math proficiency: 50% ▼ -4.00%
• Reading proficiency: 54% ▲ 1.00%
• Median HH income: $42,545
• Composite: 43.72/100
• National rank: #2950
• State rank: #276 of 289 in IA

Livability — Evansdale

• Score: 67/100
• State rank: #487
• US rank: #10824

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Evansdale, IA
• City population: 7,407
• Population (ZIP): 7,407

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 (80%)
• Race & ethnicity: White 80% Black 8% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 3% Iranian 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -121.77%
• Current HPI: 178.5926
• 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

-12.8% since first listed

4 events — show timeline

• 2026-05-08 Sold (Public Records) $82,000 Public Records
• 2026-03-23 Pending — NEIRBR as distributed by MLS GRID
• 2026-03-20 Price Changed $84,000 NEIRBR as distributed by MLS GRID
• 2026-03-06 Listed $94,000 NEIRBR as distributed by MLS GRID

Property tax history

+2.5%/yr

Latest (2025): $1,436 · +12.5% YoY. Source: county tax records.