204 S River Park Dr · Guttenberg, IA 52052

$100,000

3 bd · 2.0 ba · 1,972 sqft · SingleFamily public records · 52 Days on market

Built 1900 5,000 sqft lot $51/sqft · 48% below area

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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 +25.9/30.0
• Appreciation +8.9/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +5.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

GREAT LOCATION! This historic home sits just across the street from the school in Guttenberg. Many locals remember getting their hair done in Corine’s hair salon which is still on the main level of the home. This room could easily be converted into the 4th bedroom. The wood work in this home is beautiful along with the open staircase leading you up to the 3 nice sized bedrooms. The basement was once a great place to gather, play cards and tell stories. Yes, this home does need some TLC, but the structure appears in good shape and the location is great for a family with school aged kids.

Key facts

• Open staircase
• Great location
• Historic home

Tags

• HISTORIC HOME
• OPEN STAIRCASE
• GREAT LOCATION

Property features AI

Exterior

• Parking: Detached carport; 2 carport spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Multi/split levels; Residential zoning (R-1)
• Construction: Slate and metal roof
• Exterior features: Level lot; Paved road access; Sidewalks

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Basement with interior entry; No fireplace listed
• Laundry & utility: Laundry located on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#199 in IA, #3,648 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Clayton Ridge Community School District (rural): math 66% / reading 72% proficiency, ranked #164 of 289 in IA (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Clayton Ridge Elementary School (math 72% / reading 77%, grade A, #131 of 616 statewide, top 27%, 306 students, 38% FRL); Clayton Ridge Middle School (math 67% / reading 77%, grade A, #95 of 246 statewide, top 42%, 125 students, 40% FRL); Clayton Ridge High School (math 67% / reading 82%, grade B+, #89 of 336 statewide, top 30%, 192 students, 43% FRL).
• Market conditions: 40 active listings in the ZIP; 48 units permitted in Clayton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($691 loan paydown + $8k appreciation (7.8% local appreciation)).
• Clayton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.8% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1900 — 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: 1.15% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.52%
• DSCR: 1.47
• GRM: 7.2

CMA / ARV

• ARV (median comp): $201,795
• List price: $100,000
• Delta: -50.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 S River Park Drive Dr	0.34mi	4/2.5 (+1)	2,030 (+3%)	9mo	$212,000	$104	65
10 China St	0.20mi	2/1.5 (-1)	2,086 (+6%)	14mo	$299,900	$144	62
423 N 2nd Street St	0.44mi	3/2.0	1,856 (-6%)	15mo	$182,500	$98	57
422 S 2nd St	0.19mi	4/1.0 (+1)	1,740 (-12%)	11mo	$143,000	$82	54
630 S River Park Drive Dr	0.38mi	4/2.0 (+1)	2,182 (+11%)	14mo	$275,000	$126	48
711 Jefferson St	0.74mi	2/1.0 (-1)	1,864 (-6%)	8mo	$150,000	$80	40
326 N Bluff Street St	0.47mi	4/1.5 (+1)	2,240 (+14%)	20mo	$179,900	$80	32

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

Projected returns pro-forma

7.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.8%
• Equity multiple: 2.99×
• Total profit: $55,635
• Equity at exit: $74,696

10-year hold

• IRR: 25.0%
• Equity multiple: 6.35×
• Total profit: $149,773
• Equity at exit: $147,069

Cash invested: $28,000 (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 52052

• Home prices YoY: 3.5%
• Active inventory: 40
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$100 /mo · $1,194/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $246

Break-even live

Break-even rent $843

Max offer price $100,000

Occupancy floor 74%

Sensitivity live

Price	-10% $302	-5% $274	+0% $246	+5% $217	+10% $189
Rent	-10% $154	-5% $200	+0% $246	+5% $291	+10% $337
Rate	-1.0pp $296	-0.5pp $271	base $246	+0.5pp $220	+1.0pp $193

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $100,000 Active 52 DOM
2. 2026-06-18
   days on market $100,000 Active 50 DOM
3. 2026-06-17
   days on market $100,000 Active 49 DOM
4. 2026-06-16
   days on market $100,000 Active 48 DOM
5. 2026-06-15
   days on market $100,000 Active 47 DOM
6. 2026-06-13
   days on market $100,000 Active 45 DOM
7. 2026-06-12
   days on market $100,000 Active 44 DOM
8. 2026-06-09
   days on market $100,000 Active 41 DOM
9. 2026-06-08
   days on market $100,000 Active 40 DOM
10. 2026-06-07
    days on market $100,000 Active 39 DOM
11. 2026-06-05
    days on market $100,000 Active 37 DOM
12. 2026-06-04
    days on market $100,000 Active 35 DOM
13. 2026-06-02
    days on market $100,000 Active 34 DOM
14. 2026-06-01
    days on market $100,000 Active 33 DOM
15. 2026-05-31
    days on market $100,000 Active 32 DOM
16. 2026-05-31
    days on market $100,000 Active 31 DOM
17. 2026-04-28
    listed $100,000 Active 599-char remark

ⓘ 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: $1,194 · $100/mo
• Projected year-2 tax: $1,382 · $115/mo
• Expected delta: +$188/yr (+$16/mo · 15.7%)

ⓘ 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 ≥102°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: $13,840
• − Mortgage interest: −$5,602
• − Property taxes: −$1,194
• − Insurance: −$500
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$2,909
• Taxable income: $1,421
• Est. tax owed @ 24.0%: −$341
• After-tax cash flow: $2,606/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: Clayton Ridge Community School District
• NCES district ID: 1913350
• Math proficiency: 66% ▼ -1.00%
• Reading proficiency: 72% ▲ 3.00%
• Median HH income: $46,597
• Composite: 58.19/100
• National rank: #1024
• State rank: #164 of 289 in IA

Livability — Guttenberg

• Score: 76/100
• State rank: #199
• US rank: #3648

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Guttenberg, IA
• Population (ZIP): 2,807

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 16,656 people
• By 2030: 15,986 · -4.0%
• By 2040: 14,554 · -12.6%
• By 2050: 13,187 · -20.8%
• By 2075: 11,131 · -33.2%
• By 2100: 9,733 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Italian 2% Portuguese 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Clayton

• 2024 margin: Solid R (+34.5) · D 32.2% · R 66.7% · Other 1.2%
• 2008→2024 swing: -51.7pp toward R · 2008: 17.2pp · 2024: -34.5pp
• All cycles: 2024: R+34.5 2020: R+28.8 2016: R+22.8 2012: D+6.9 2008: D+17.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.81%
• Current HPI: 232.2633
• 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

1 event — show timeline

• 2026-04-28 Listed $100,000 NEIRBR as distributed by MLS GRID

Property tax history

+1.9%/yr

Latest (2025): $1,194 · +25.9% YoY. Source: county tax records.