105 N High Street St · Anamosa, IA 52205

$52,000

4 bd · 2.0 ba · 1,722 sqft · SingleFamily public records · 36 Days on market

Built 1920 5,400 sqft lot $30/sqft · 63% below area ↓ 45% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor alert! This 4-bedroom, 2-bath home offers over 1,700 finished square feet and strong rental upside in the heart of Anamosa. Built in 1920, the property sits on a manageable 5,400 sq ft lot and features a functional two-story layout that appeals to long-term tenants. Whether you're looking to expand your rental portfolio or secure your first income-producing property, this home offers strong potential for consistent cash flow. This property is priced to sell! Schedule your private showing today!

Key facts

• 5,400 sq ft lot
• Garage
• Built 1920

Property features AI

Finance

• Other: Property listed by McDonough Real Estate

Exterior

• Parking: Attached garage; Carport (1 space)
• Utilities: Public water; Public sewer; Electric service (electric water heater); Natural gas heating
• Home design: Single-family residential property
• Construction: Aluminum siding construction; Shingle roof; Basement present (partially finished, interior entry)
• Exterior features: Shingle roof; Aluminum siding; Lot dimensions approximately 45 x 120 (0.12 acres); Zoned R-1

Interior

• Kitchen: Disposal; Vented exhaust fan
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Exhaust fan for ventilation; No central cooling
• Interior features: Disposal; Vented exhaust fan; Electric water heater; Partially finished basement with interior entry
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $798 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $50k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.7% vs local median 3.3% in Anamosa — 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 74/100 on livability (#240 in IA, #4,682 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Anamosa Community School District (town): math 62% / reading 65% proficiency, ranked #210 of 289 in IA (top 73%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Anamosa Middle School (math 64% / reading 63%, grade B+, #169 of 246 statewide, top 69%, 344 students, 40% FRL); Anamosa High School (math 58% / reading 72%, grade B, #208 of 336 statewide, top 62%, 397 students, 39% FRL).
• Market conditions: 47 active listings in the ZIP; 25 units permitted in Jones County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $360 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jones County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,440 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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 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?
5. 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.
6. 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.
7. 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: 2.79% ✓
• Cap rate: 24.70%
• Cash-on-cash: 65.73%
• DSCR: 3.92
• GRM: 3.0

CMA / ARV

• ARV (median comp): $140,457
• List price: $52,000
• Delta: -62.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Therese Ave	0.47mi	3/1.5 (-1)	1,704 (-1%)	4mo	$165,000	$97	66
300 S Ford St	0.28mi	3/2.0 (-1)	1,714 (-0%)	19mo	$95,000	$55	65
611 E 1st St	0.60mi	3/2.0 (-1)	1,711 (-1%)	3mo	$230,000	$134	64
203 E Webster St	0.36mi	3/2.0 (-1)	1,772 (+3%)	13mo	$172,000	$97	63
109 Park Ave	0.05mi	3/1.0 (-1)	1,472 (-14%)	10mo	$150,000	$102	56
504 N Pratt St	0.61mi	3/2.0 (-1)	1,626 (-6%)	1mo	$220,000	$135	56
104 Therese Ave	0.42mi	4/2.0	1,598 (-7%)	19mo	$155,000	$97	52
303 S Linn St	0.71mi	3/2.0 (-1)	1,734 (+1%)	14mo	$174,900	$101	49
115 S Davis St	0.39mi	5/5.5 (+1)	1,693 (-2%)	20mo	$170,000	$100	43
410 E 5th St St	0.60mi	3/1.5 (-1)	1,595 (-7%)	14mo	$250,000	$157	41
201 S Division St St	0.65mi	4/1.5	1,539 (-11%)	13mo	$145,000	$94	39
701 E 1st St	0.62mi	3/1.5 (-1)	1,532 (-11%)	9mo	$171,000	$112	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: 65.0%
• Equity multiple: 3.91×
• Total profit: $42,388
• Equity at exit: $7,753

10-year hold

• IRR: 69.3%
• Equity multiple: 8.03×
• Total profit: $102,385
• Equity at exit: $4,496

Cash invested: $14,560 (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 52205

• Home prices YoY: -24.1%
• Active inventory: 47
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,452 medium
• Mortgage (P&I): −$273
• Tax from tax record: −$55 /mo · $660/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $798

Break-even live

Break-even rent $442

Max offer price $52,000

Occupancy floor 40%

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-09
   status $52,000 Pending 36 DOM
2. 2026-06-08
   days on market $52,000 Active 36 DOM
3. 2026-06-07
   days on market $52,000 Active 35 DOM
4. 2026-06-07
   days on market $52,000 Active 34 DOM
5. 2026-06-04
   days on market $52,000 Active 31 DOM
6. 2026-06-02
   days on market $52,000 Active 30 DOM
7. 2026-06-01
   days on market $52,000 Active 29 DOM
8. 2026-05-31
   days on market $52,000 Active 28 DOM
9. 2026-05-31
   days on market $52,000 Active 27 DOM
10. 2026-05-06
    status Active 510-char remark
11. 2026-04-30
    status Pending 510-char remark
12. 2026-04-24
    listed $52,000 Active 510-char remark
13. 2025-10-15
    price $65,500
14. 2025-08-19
    price $69,500
15. 2025-05-05
    price $82,900
16. 2025-05-02
    listed $83,000 Active
17. 2025-03-24
    listed $83,000 Active
18. 2025-03-10
    price $83,000
19. 2025-02-21
    status Pending
20. 2025-01-29
    price $84,900
21. 2025-01-29
    price $84,900
22. 2024-12-13
    listed $94,900 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: $660 · $55/mo
• Projected year-2 tax: $738 · $62/mo
• Expected delta: +$78/yr (+$7/mo · 11.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,422
• − Mortgage interest: −$2,913
• − Property taxes: −$660
• − Insurance: −$260
• − Repairs & maintenance: −$1,394
• − Management: −$1,394
• − Depreciation: −$1,513
• Taxable income: $9,289
• Est. tax owed @ 24.0%: −$2,229
• After-tax cash flow: $7,342/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: Anamosa Community School District
• NCES district ID: 1903570
• Math proficiency: 62% ▼ -5.00%
• Reading proficiency: 65% ▲ 3.00%
• Median HH income: $51,672
• Composite: 54.14/100
• National rank: #1383
• State rank: #210 of 289 in IA

Livability — Anamosa

• Score: 74/100
• State rank: #240
• US rank: #4682

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anamosa, IA
• Population (ZIP): 8,670

Population outlook (Jones County) Hauer SSP2

• Today (2025): 20,023 people
• By 2030: 19,702 · -1.6%
• By 2040: 19,007 · -5.1%
• By 2050: 18,396 · -8.1%
• By 2075: 17,955 · -10.3%
• By 2100: 17,448 · -12.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 4% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 6% Portuguese 4% Lithuanian 3%
• Foreign-born: 2% · China
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Jones

• 2024 margin: Strong R (+26.3) · D 36.0% · R 62.3% · Other 1.7%
• 2008→2024 swing: -36.7pp toward R · 2008: 10.4pp · 2024: -26.3pp
• All cycles: 2024: R+26.3 2020: R+21.5 2016: R+19.4 2012: D+7.7 2008: D+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.46%
• Current HPI: 171.5338
• 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

-45.2% since first listed

14 events — show timeline

• 2026-06-08 Pending — NEIRBR as distributed by MLS GRID
• 2026-05-06 Relisted — NEIRBR as distributed by MLS GRID
• 2026-04-30 Pending — NEIRBR as distributed by MLS GRID
• 2026-04-24 Listed $52,000 NEIRBR as distributed by MLS GRID
• 2025-10-15 Price Changed $65,500 NEIRBR as distributed by MLS GRID
• 2025-08-19 Price Changed $69,500 NEIRBR as distributed by MLS GRID
• 2025-05-05 Price Changed $82,900 ICAARMLS
• 2025-05-02 Listed $83,000 ICAARMLS
• 2025-03-24 Listed $83,000 ICAARMLS
• 2025-03-10 Price Changed $83,000 CRAAR, CDRMLS
• 2025-02-21 Pending — ICAARMLS
• 2025-01-29 Price Changed $84,900 CRAAR, CDRMLS
• 2025-01-29 Price Changed $84,900 ICAARMLS
• 2024-12-13 Listed $94,900 ICAARMLS

Property tax history

-5.2%/yr

Latest (2025): $660 · +0.9% YoY. Source: county tax records.