105 S Rumsey St · Everly, IA 51338

$165,000

3 bd · 2.5 ba · 1,999 sqft · SingleFamily public records · 66 Days on market

Built 2004 0.33 ac lot Est $132k · 25% over

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Why this score? — see what drove the F 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 +8.7/30.0
• Appreciation +6.2/10.0
• Schools +5.9/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.0/10.0
• ARV discount +0.0/15.0

Listing remarks

Charming ranch style home featuring 3 bedrooms and 2 bathrooms with an attached garage. Enjoy an eat-in kitchen, separate dining area, and multiple living spaces perfect for relaxing or entertaining. Large Primary bedroom with bath and walk in closet, Plus a bonus office space. Step outside to a spacious, fully fenced backyard—ideal for pets, play, or gatherings.

Key facts

• Bonus office space
• Eat-in kitchen
• Separate dining area

Tags

• EAT-IN KITCHEN
• SEPARATE DINING AREA
• MULTIPLE LIVING SPACES
• FULLY FENCED BACKYARD
• BONUS OFFICE SPACE

Property features AI

Exterior

• Parking: Attached 2-car garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Vinyl siding
• Exterior features: Asphalt roof; Lot roughly 100 x 143 (approx. 0.33 acre)

Interior

• Kitchen: Eat-in kitchen
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Window coverings
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (30.2% below list).
• Recommended offer: $115k (30.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#517 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Clay Central-Everly Community School District (rural): math 65% / reading 70% proficiency, ranked #202 of 330 in IA (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Clay Central-Everly Elementary (math 54% / reading 54%, grade C, #462 of 616 statewide, top 79%, 72 students, 68% FRL) — zoned schools average 68% FRL vs 32% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 54% at this address vs 68% district-wide (-13 pts) — the specific schools serving this property underperform the Clay Central-Everly Community School District average; the district grade overstates school quality for this exact location.
• Market conditions: 5 active listings in the ZIP; 11 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.5% local appreciation)).
• Clay County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $82k; list at $165k implies a 101% gain — meaningful room to come down on a strong offer.

Recommended offer $115,208 (30.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.70% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.61%
• DSCR: 0.84
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $131,934
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 S Rumsey St	0.00mi	3/2.0	1,999 (0%)	0mo	$168,000	$84	98
102 W 1st St	0.13mi	4/3.0 (+1)	2,212 (+11%)	8mo	$40,000	$18	63
107 E High St	0.44mi	3/2.0	2,160 (+8%)	22mo	$143,000	$66	45

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

Projected returns pro-forma

2.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.5%
• Equity multiple: 1.14×
• Total profit: $6,394
• Equity at exit: $69,299

10-year hold

• IRR: 6.2%
• Equity multiple: 1.89×
• Total profit: $40,976
• Equity at exit: $103,141

Cash invested: $46,200 (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 51338

• Home prices YoY: 1.6%
• Active inventory: 5
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,152 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$115 /mo · $1,380/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $-139

Break-even live

Break-even rent $1,328

Max offer price $140,465

Occupancy floor —

Sensitivity live

Price	-10% $-45	-5% $-92	+0% $-139	+5% $-186	+10% $-232
Rent	-10% $-230	-5% $-184	+0% $-139	+5% $-93	+10% $-48
Rate	-1.0pp $-56	-0.5pp $-97	base $-139	+0.5pp $-182	+1.0pp $-225

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-15
   statusdays on market $165,000 Pending 66 DOM
2. 2026-06-13
   days on market $165,000 Active Under Contract 65 DOM
3. 2026-06-12
   days on market $165,000 Active Under Contract 64 DOM
4. 2026-06-09
   days on market $165,000 Active Under Contract 61 DOM
5. 2026-06-08
   days on market $165,000 Active Under Contract 60 DOM
6. 2026-06-07
   days on market $165,000 Active Under Contract 59 DOM
7. 2026-06-05
   days on market $165,000 Active Under Contract 57 DOM
8. 2026-06-04
   days on market $165,000 Active Under Contract 55 DOM
9. 2026-06-02
   days on market $165,000 Active Under Contract 54 DOM
10. 2026-06-01
    days on market $165,000 Active Under Contract 53 DOM
11. 2026-05-31
    days on market $165,000 Active Under Contract 52 DOM
12. 2026-05-31
    days on market $165,000 Active Under Contract 51 DOM
13. 2026-04-15
    historical Active Under Contract
14. 2026-04-09
    listed $165,000 Active
15. 2010-06-01
    soldstatus $82,000

ⓘ 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: $1,380 · $115/mo
• Projected year-2 tax: $1,985 · $165/mo
• Expected delta: +$605/yr (+$50/mo · 43.9%)

ⓘ 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 ≥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: $13,825
• − Mortgage interest: −$9,243
• − Property taxes: −$1,380
• − Insurance: −$825
• − Repairs & maintenance: −$1,106
• − Management: −$1,106
• − Depreciation: −$4,800
• Taxable loss: −$4,635
• Est. tax savings @ 24.0%: +$1,112
• After-tax cash flow: $-554/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: Clay Central-Everly Community School District
• NCES district ID: 1907470
• Math proficiency: 65% ▼ -15.00%
• Reading proficiency: 70% ▼ -5.00%
• Median HH income: $51,987
• Composite: 58.78/100
• National rank: #1990
• State rank: #202 of 330 in IA

Livability — Everly

• Score: 66/100
• State rank: #517
• US rank: #11574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Everly, IA
• Population (ZIP): 912

Population outlook (Clay County) Hauer SSP2

• Today (2025): 16,277 people
• By 2030: 16,073 · -1.3%
• By 2040: 15,638 · -3.9%
• By 2050: 15,315 · -5.9%
• By 2075: 15,026 · -7.7%
• By 2100: 14,638 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Iranian 4% Portuguese 4% Romanian 1%
• Foreign-born: 1% · China

Political lean MEDSL · Clay

• 2024 margin: Solid R (+43.2) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -38.1pp toward R · 2008: -5.1pp · 2024: -43.2pp
• All cycles: 2024: R+43.2 2020: R+38.7 2016: R+42.4 2012: R+18.7 2008: R+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.47%
• Current HPI: 161.0849
• 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

+101.2% since first listed

3 events — show timeline

• 2026-04-15 Contingent — Iowa Great Lakes BOR
• 2026-04-09 Listed $165,000 Iowa Great Lakes BOR
• 2010-06-01 Sold (Public Records) $82,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,380 · -5.2% YoY. Source: county tax records.