416 Union St St · Ryan, IA 52330

$179,000

3 bd · 2.0 ba · 1,701 sqft · SingleFamily public records · 11 Days on market

Built 1921 8,052 sqft lot $105/sqft · at area comps Est $193k · 7% under

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Why this score? — see what drove the D 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).

• ARV discount +10.9/15.0
• Appreciation +7.4/10.0
• Cash flow +6.9/30.0
• Schools +6.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +1.1/10.0

Listing remarks

Don’t miss this chance to own a charming 3-bedroom, 3-bath home in the desirable town of Ryan—where neighbors feel like family! This character-filled home features beautifully refinished hardwood floors, including professionally redone hardwoods on the main level, tall ceilings, and a formal dining room. The main floor offers a convenient bedroom, while the upper level includes two additional bedrooms, a half bath, and extra storage. This home truly utilizes every inch, providing plenty of space for comfortable family living. The finished lower level adds even more versatility with a family room, additional bathroom, canning room, and a non-conforming bedroom—perfect for g

Key facts

• 8,052 sq ft lot
• Garage
• Built 1921

Property features AI

Exterior

• Parking: Attached parking; Has attached garage; Has carport (1 space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential single-family home; R-1 zoning
• Construction: Vinyl siding
• Exterior features: Covered deck; Asphalt roof; Concrete road surface

Interior

• Kitchen: Built-in range; Range; Oven; Dishwasher; Disposal; Refrigerator
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Built-in range; Dishwasher; Disposal; Refrigerator; Gas water heater; Water softener (rented); Oven; Partially finished basement; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (26.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (36.8% below list).
• Recommended offer: $113k (36.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#636 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety F.
• West Delaware County Community School District (town): math 73% / reading 81% proficiency, ranked #49 of 289 in IA (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: West Delaware Middle School (math 81% / reading 86%, grade A+, #11 of 246 statewide, top 4%, 377 students, 37% FRL); West Delaware High School (math 66% / reading 81%, grade B+, #108 of 336 statewide, top 33%, 474 students, 28% FRL).
• Market conditions: 4 active listings in the ZIP; 48 units permitted in Delaware County in 2024 (24 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (4.8% local appreciation)).
• Delaware County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,130 (36.8% 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. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.63% ✗
• Cap rate: 4.48%
• Cash-on-cash: -6.48%
• DSCR: 0.71
• GRM: 13.2

CMA / ARV

• ARV (median comp): $193,429
• List price: $179,000
• Delta: -7.46%
• Verdict: FAIR
• Comps: 12 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Union St St	0.00mi	3/2.5	1,856 (+9%)	0mo	$175,000	$94	83
206 Belknap St St	0.16mi	3/2.0	1,830 (+8%)	1mo	$225,000	$123	80

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

Projected returns pro-forma

4.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.44×
• Total profit: $22,023
• Equity at exit: $99,336

10-year hold

• IRR: 9.0%
• Equity multiple: 2.64×
• Total profit: $82,410
• Equity at exit: $169,729

Cash invested: $50,120 (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 52330

• Home prices YoY: 3.1%
• Active inventory: 4
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$151 /mo · $1,812/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-271

Break-even live

Break-even rent $1,474

Max offer price $131,206

Occupancy floor —

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-12
   status Pending 1154-char remark
2. 2026-04-30
   listed $179,000 Active 1154-char remark
3. 2024-10-02
   soldstatus $135,000

ⓘ 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: $1,812 · $151/mo
• Projected year-2 tax: $2,311 · $193/mo
• Expected delta: +$499/yr (+$42/mo · 27.5%)

ⓘ 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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,576
• − Mortgage interest: −$10,027
• − Property taxes: −$1,812
• − Insurance: −$895
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$5,207
• Taxable loss: −$6,538
• Est. tax savings @ 24.0%: +$1,569
• After-tax cash flow: $-1,678/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: West Delaware County Community School District
• NCES district ID: 1930900
• Math proficiency: 73% ▼ -2.00%
• Reading proficiency: 81% ▲ 5.00%
• Median HH income: $52,373
• Composite: 65.37/100
• National rank: #484
• State rank: #49 of 289 in IA

Livability — Ryan

• Score: 64/100
• State rank: #636
• US rank: #14752

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ryan, IA
• Population (ZIP): 1,186

Population outlook (Delaware County) Hauer SSP2

• Today (2025): 16,718 people
• By 2030: 16,267 · -2.7%
• By 2040: 15,277 · -8.6%
• By 2050: 14,198 · -15.1%
• By 2075: 12,804 · -23.4%
• By 2100: 11,678 · -30.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Iranian 3% Serbian 1% Italian 1%
• Foreign-born: 0%

Political lean MEDSL · Delaware

• 2024 margin: Solid R (+39.6) · D 29.4% · R 69.1% · Other 1.5%
• 2008→2024 swing: -45.6pp toward R · 2008: 6.0pp · 2024: -39.6pp
• All cycles: 2024: R+39.6 2020: R+35.1 2016: R+29.8 2012: R+0.2 2008: D+6.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.81%
• Current HPI: 161.1306
• 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

+29.6% since first listed

4 events — show timeline

• 2026-06-17 Sold (MLS) $175,000 NEIRBR as distributed by MLS GRID
• 2026-05-12 Pending — NEIRBR as distributed by MLS GRID
• 2026-04-30 Listed $179,000 NEIRBR as distributed by MLS GRID
• 2024-10-02 Sold (Public Records) $135,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,812 · +23.8% YoY. Source: county tax records.