907 Iowa St · Dysart, IA 52224

$99,500

3 bd · 1.0 ba · 1,470 sqft · SingleFamily public records · 105 Days on market

Built 1900 9,009 sqft lot

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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 +14.8/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Schools +6.5/10.0
• DSCR +4.5/10.0
• 1% rule +4.3/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This home has had many updates and a great location, no neighbor to west and backs up to Elementary and within 1 block to Pool. The main floor offers a large living room with an open concept to the kitchen. The kitchen has a breakfast bar, dishwasher, room for table and chairs and lots of countertop and cupboards, newer gas range and refrigerator included. Off the kitchen is a room for den or craft room with main floor laundry ( washer and dryer included). There is a nice bedroom and full bath also on main floor. Upstairs offers 2 bedrooms which have not had anything done or updated. Nice double garage plus an additional single behind making room for 3 vehicles. Improvements and updates include new carpet(2025)some replacement windows, roof, furnace, central air have been replaced over the years. Great Lot with a Great Location!! CHEAPER THAN RENT!!!! Plus a ramp and steps on a front porch and entry to the home.

Key facts

• Double garage
• Newer gas range
• Main floor laundry

Tags

• BACKS UP TO ELEMENTARY
• ROOM FOR DEN OR CRAFT ROOM
• MAIN FLOOR LAUNDRY
• NEWER GAS RANGE
• REPLACEMENT WINDOWS
• DOUBLE GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $27 ($324/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 $92k (7.1% below list).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#158 in IA, #2,881 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: employment C-, amenities F, commute F.
• Union Community School District (rural): math 77% / reading 75% proficiency, ranked #53 of 289 in IA (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 27 active listings in the ZIP; 17 units permitted in Tama County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($688 loan paydown + $4k appreciation (4.4% local appreciation)).
• Tama County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $90,545 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. Schools are A-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?
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: 0.93% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.77×
• Total profit: $21,326
• Equity at exit: $52,824

10-year hold

• IRR: 13.6%
• Equity multiple: 3.32×
• Total profit: $64,745
• Equity at exit: $88,349

Cash invested: $27,860 (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 52224

• Home prices YoY: 2.6%
• Active inventory: 27
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $925 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$140 /mo · $1,682/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $27

Break-even live

Break-even rent $890

Max offer price $99,500

Occupancy floor 92%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $99,500 Active 105 DOM
2. 2026-06-18
   days on market $99,500 Active 104 DOM
3. 2026-06-17
   days on market $99,500 Active 103 DOM
4. 2026-06-16
   days on market $99,500 Active 102 DOM
5. 2026-06-15
   days on market $99,500 Active 101 DOM
6. 2026-06-14
   days on market $99,500 Active 99 DOM
7. 2026-06-13
   days on market $99,500 Active 98 DOM
8. 2026-06-10
   days on market $99,500 Active 96 DOM
9. 2026-06-09
   days on market $99,500 Active 95 DOM
10. 2026-06-08
    days on market $99,500 Active 94 DOM
11. 2026-06-07
    days on market $99,500 Active 93 DOM
12. 2026-06-02
    days on market $99,500 Active 88 DOM
13. 2026-06-01
    days on market $99,500 Active 87 DOM
14. 2026-05-31
    days on market $99,500 Active 86 DOM
15. 2026-05-30
    days on market $99,500 Active 85 DOM
16. 2026-03-06
    listed $109,500 Active 930-char remark

    Show marketing remark (930 chars)

    This home has had many updates and a great location, no neighbor to west and backs up to Elementary and within 1 block to Pool. The main floor offers a large living room with an open concept to the kitchen. The kitchen has a breakfast bar, dishwasher, room for table and chairs and lots of countertop and cupboards, newer gas range and refrigerator included. Off the kitchen is a room for den or craft room with main floor laundry ( washer and dryer included). There is a nice bedroom and full bath also on main floor. Upstairs offers 2 bedrooms which have not had anything done or updated. Nice double garage plus an additional single behind making room for 3 vehicles. Improvements and updates include new carpet(2025)some replacement windows, roof, furnace, central air have been replaced over the years. Great Lot with a Great Location!! CHEAPER THAN RENT!!!! Plus a ramp and steps on a front porch and entry to the home.

17. 2025-09-22
    price $107,500
18. 2025-08-09
    price $109,000
19. 2025-05-28
    price $119,000
20. 2021-08-11
    soldstatus $88,000
21. 2021-08-09
    soldstatus $88,000
22. 2021-06-24
    listed $99,900

ⓘ 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: $1,682 · $140/mo
• Projected year-2 tax: $1,682 · $140/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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: $11,094
• − Mortgage interest: −$5,574
• − Property taxes: −$1,682
• − Insurance: −$498
• − Repairs & maintenance: −$888
• − Management: −$888
• − Depreciation: −$2,895
• Taxable loss: −$1,328
• Est. tax savings @ 24.0%: +$319
• After-tax cash flow: $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: Union Community School District
• NCES district ID: 1900022
• Math proficiency: 77% ▼ -3.00%
• Reading proficiency: 75% ▲ 2.00%
• Median HH income: $58,114
• Composite: 65.13/100
• National rank: #496
• State rank: #53 of 289 in IA

Livability — Dysart

• Score: 77/100
• State rank: #158
• US rank: #2881

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dysart, IA
• Population (ZIP): 1,954

Population outlook (Tama County) Hauer SSP2

• Today (2025): 16,690 people
• By 2030: 16,217 · -2.8%
• By 2040: 15,207 · -8.9%
• By 2050: 14,186 · -15.0%
• By 2075: 12,228 · -26.7%
• By 2100: 10,386 · -37.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Asian 3% Two or more races 2% Black 1%
• Common ancestry: Iranian 2% Romanian 2% Italian 2%
• Foreign-born: 3% · China

Political lean MEDSL · Tama

• 2024 margin: Strong R (+26.9) · D 35.7% · R 62.6% · Other 1.7%
• 2008→2024 swing: -39.1pp toward R · 2008: 12.2pp · 2024: -26.9pp
• All cycles: 2024: R+26.9 2020: R+19.1 2016: R+20.6 2012: D+7.4 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.40%
• Current HPI: 174.1922
• 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

7 events — show timeline

• 2026-03-06 Listed $109,500 NEIRBR as distributed by MLS GRID
• 2025-09-22 Price Changed $107,500 NEIRBR as distributed by MLS GRID
• 2025-08-09 Price Changed $109,000 NEIRBR as distributed by MLS GRID
• 2025-05-28 Price Changed $119,000 NEIRBR as distributed by MLS GRID
• 2021-08-11 Sold (Public Records) $88,000 Public Records
• 2021-08-09 Sold (MLS) $88,000 NEIRBR as distributed by MLS GRID
• 2021-06-24 Listed $99,900 NEIRBR as distributed by MLS GRID

Property tax history

+6.7%/yr

Latest (2025): $1,682 · +5.7% YoY. Source: county tax records.