212 Park Dr · Worthington, IA 52078

$13,000

4 bd · 1.0 ba · 1,366 sqft · SingleFamily public records · 24 Days on market

Built 1887

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• Schools +7.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Large lot adjoining the Worthington Memorial Park offers expansive green space at your fingertips. Existing home needs full renovation and repair inside and out. Or take advantage of this location to build your new home. Use a significant amount of caution and care if entering this home as there are multiple hazards present.

Key facts

• Large lot
• Built 1887
• Listed 24 days

Tags

• LARGE LOT
• EXPANSIVE GREEN SPACE
• FULL RENOVATION AND REPAIR

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $13k.

Deal economics

• At list price, monthly cash flow is $924 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $13k).
• Recommended offer: $13k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#479 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety C-, amenities F, commute F.
• Western Dubuque Community School District (rural): math 81% / reading 81% proficiency, ranked #22 of 289 in IA (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Western Dubuque High School (math 79% / reading 84%, grade A, #24 of 336 statewide, top 8%, 920 students, 22% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: 10 active listings in the ZIP; 473 units permitted in Dubuque County in 2024 (319 in 5+ unit buildings).

Forward outlook

• In year one you build about $704 of equity ($90 loan paydown + $614 appreciation (4.7% local appreciation)).
• Dubuque County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (4.7% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($13k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1887 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $12,805 (1.5% below list)

Questions for the listing agent

1. Built in 1887 — 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. 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?
4. 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.
5. 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.
6. 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: 9.87% ✓
• Cap rate: 91.61%
• Cash-on-cash: 304.69%
• DSCR: 14.56
• GRM: 0.8

CMA / ARV

• ARV (on-the-fly): $240,416
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 NE 3rd St	0.16mi	3/2.5 (-1)	1,440 (+5%)	15mo	$253,000	$176	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 17.94×
• Total profit: $61,677
• Equity at exit: $7,151

10-year hold

• IRR: —
• Equity multiple: 38.28×
• Total profit: $135,697
• Equity at exit: $12,166

Cash invested: $3,640 (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 52078

• Home prices YoY: 2.8%
• Active inventory: 10
• Price-to-rent: 0.8×

Monthly cashflow live

• Estimated rent: $1,284 medium
• Mortgage (P&I): −$68
• Tax est. 1.5%: −$16 /mo · $195/yr
• Insurance: −$5
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $924

Break-even live

Break-even rent $114

Max offer price $13,000

Occupancy floor 23%

Sensitivity live

Price	-10% $933	-5% $929	+0% $924	+5% $920	+10% $915
Rent	-10% $823	-5% $874	+0% $924	+5% $975	+10% $1,026
Rate	-1.0pp $931	-0.5pp $928	base $924	+0.5pp $921	+1.0pp $917

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: $3,250
• Closing costs: $390
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-03-05
   status Pending
2. 2026-02-09
   listed $13,000 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,404
• − Mortgage interest: −$728
• − Property taxes: −$195
• − Insurance: −$65
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$378
• Taxable income: $11,573
• Est. tax owed @ 24.0%: −$2,777
• After-tax cash flow: $8,313/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: Western Dubuque Community School District
• NCES district ID: 1931350
• Math proficiency: 81% ▼ -2.00%
• Reading proficiency: 81% ▲ 3.00%
• Median HH income: $61,246
• Composite: 69.57/100
• National rank: #299
• State rank: #22 of 289 in IA

Livability — Worthington

• Score: 67/100
• State rank: #479
• US rank: #10480

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Worthington, IA
• City population: 805
• Population (ZIP): 805

Population outlook (Dubuque County) Hauer SSP2

• Today (2025): 103,359 people
• By 2030: 106,472 · +3.0%
• By 2040: 112,043 · +8.4%
• By 2050: 116,553 · +12.8%
• By 2075: 128,014 · +23.9%
• By 2100: 132,892 · +28.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Portuguese 1% Romanian 1% Iranian 1%

Political lean MEDSL · Dubuque

• 2024 margin: Lean R (+8.6) · D 45.1% · R 53.7% · Other 1.2%
• 2008→2024 swing: -29.4pp toward R · 2008: 20.8pp · 2024: -8.6pp
• All cycles: 2024: R+8.6 2020: R+2.9 2016: R+1.2 2012: D+14.5 2008: D+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.73%
• Current HPI: 176.1055
• 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

2 events — show timeline

• 2026-03-05 Pending — ECIMLS
• 2026-02-09 Listed $13,000 ECIMLS

Property tax history

+4.0%/yr

Latest (2025): $1,022 · +4.5% YoY. Source: county tax records.