1410 E Ridge Dr · Holiday Lake, IA 52211

$215,000

1 bd · 1.0 ba · 925 sqft · SingleFamily public records · 79 Days on market

Built 2009 0.67 ac lot $232/sqft · 13% below area Est $248k · 13% under $55/mo HOA · 6% of rent

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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 +13.5/15.0
• Appreciation +9.3/10.0
• Schools +6.2/10.0
• Livability +3.3/5.0
• Cash flow +2.6/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to 1410 E Ridge Dr at Holiday Lake—an inviting retreat whether you're looking for a weekend escape or full-time living! Situated on two lots, this 2-bedroom, 1-bath home offers added space, privacy, and flexibility. Step inside to an open-concept living and kitchen area, perfect for gathering and entertaining. One of the standout features is the spacious all-season sunroom filled with natural light and views of surrounding wildlife—ideal for relaxing, dining, or hosting year-round. Outside, enjoy the covered front porch with pergola, a perfect spot to unwind and take in the peaceful setting. The 18x25 garage offers ample storage and includes its own breaker box to power the patio area—great for outdoor cooking and entertaining. Two additional sheds provide even more storage options. The backyard features a cozy fire pit and raised garden beds, creating your own private outdoor retreat. A unique storm shelter adds peace of mind, while the property’s extra lot space offers room to expand or simply enjoy. Located in the Holiday Lake community, you’ll have access to year-round activities including boating, fishing, pickleball, disc golf, and seasonal events. Start enjoying lake life today with this fully furnished home!

Key facts

• Covered front porch
• Two lots
• Cozy fire pit

Tags

• TWO LOTS
• ALL-SEASON SUNROOM
• COVERED FRONT PORCH
• COZY FIRE PIT
• RAISED GARDEN BEDS
• STORM SHELTER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-736 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $85k (60.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $86k (59.9% below list).
• Recommended offer: $85k (60.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 66/100 on livability (#524 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Brooklyn-Guernsey-Malcom Community School District (rural): math 72% / reading 74% proficiency, ranked #101 of 289 in IA (top 35%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 57 active listings in the ZIP; 27 units permitted in Poweshiek County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (8.6% local appreciation)).
• Poweshiek County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $215k implies a 310% gain — meaningful room to come down on a strong offer.

Recommended offer $84,917 (60.5% 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 79 days. Have you received any prior offers? Is the seller open to a 61% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.40% ✗
• Cap rate: 2.18%
• Cash-on-cash: -14.68%
• DSCR: 0.35
• GRM: 20.8

CMA / ARV

• ARV (median comp): $248,091
• List price: $215,000
• Delta: -13.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3167 E Lakeshore Dr	0.39mi	2/1.0 (+1)	1,008 (+9%)	18mo	$170,000	$169	46
5052 Echo Dr #5	0.66mi	2/1.5 (+1)	912 (-1%)	20mo	$225,000	$247	43
6033 N Lakeshore Dr	0.58mi	2/1.0 (+1)	821 (-11%)	9mo	$130,000	$158	42

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

Projected returns pro-forma

8.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.6%
• Equity multiple: 1.82×
• Total profit: $49,416
• Equity at exit: $171,615

10-year hold

• IRR: 11.5%
• Equity multiple: 3.97×
• Total profit: $178,746
• Equity at exit: $348,863

Cash invested: $60,200 (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 52211

• Home prices YoY: 2.6%
• Active inventory: 57
• Price-to-rent: 20.8×

Monthly cashflow live

• Estimated rent: $862 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$146 /mo · $1,746/yr
• Insurance: −$90
• HOA: −$55
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $-736

Break-even live

Break-even rent $1,794

Max offer price $84,917

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 22 events

1. 2026-06-18
   days on market $215,000 Active 79 DOM
2. 2026-06-17
   days on market $215,000 Active 78 DOM
3. 2026-06-16
   days on market $215,000 Active 77 DOM
4. 2026-06-15
   days on market $215,000 Active 76 DOM
5. 2026-06-13
   days on market $215,000 Active 74 DOM
6. 2026-06-12
   days on market $215,000 Active 73 DOM
7. 2026-06-09
   days on market $215,000 Active 70 DOM
8. 2026-06-08
   days on market $215,000 Active 69 DOM
9. 2026-06-07
   days on market $215,000 Active 68 DOM
10. 2026-06-07
    days on market $215,000 Active 67 DOM
11. 2026-06-04
    days on market $215,000 Active 64 DOM
12. 2026-06-02
    days on market $215,000 Active 63 DOM
13. 2026-06-01
    days on market $215,000 Active 62 DOM
14. 2026-05-31
    days on market $215,000 Active 61 DOM
15. 2026-05-31
    days on market $215,000 Active 60 DOM
16. 2026-04-28
    price $225,000 1273-char remark

    Show marketing remark (1273 chars)

    Welcome to 1410 E Ridge Dr at Holiday Lake—an inviting retreat whether you're looking for a weekend escape or full-time living! Situated on two lots, this 2-bedroom, 1-bath home offers added space, privacy, and flexibility. Step inside to an open-concept living and kitchen area, perfect for gathering and entertaining. One of the standout features is the spacious all-season sunroom filled with natural light and views of surrounding wildlife—ideal for relaxing, dining, or hosting year-round. Outside, enjoy the covered front porch with pergola, a perfect spot to unwind and take in the peaceful setting. The 18x25 garage offers ample storage and includes its own breaker box to power the patio area—great for outdoor cooking and entertaining. Two additional sheds provide even more storage options. The backyard features a cozy fire pit and raised garden beds, creating your own private outdoor retreat. A unique storm shelter adds peace of mind, while the property’s extra lot space offers room to expand or simply enjoy. Located in the Holiday Lake community, you’ll have access to year-round activities including boating, fishing, pickleball, disc golf, and seasonal events. Start enjoying lake life today with this fully furnished home!

17. 2026-03-31
    listed $235,000 Active 1273-char remark

    Show marketing remark (1273 chars)

    Welcome to 1410 E Ridge Dr at Holiday Lake—an inviting retreat whether you're looking for a weekend escape or full-time living! Situated on two lots, this 2-bedroom, 1-bath home offers added space, privacy, and flexibility. Step inside to an open-concept living and kitchen area, perfect for gathering and entertaining. One of the standout features is the spacious all-season sunroom filled with natural light and views of surrounding wildlife—ideal for relaxing, dining, or hosting year-round. Outside, enjoy the covered front porch with pergola, a perfect spot to unwind and take in the peaceful setting. The 18x25 garage offers ample storage and includes its own breaker box to power the patio area—great for outdoor cooking and entertaining. Two additional sheds provide even more storage options. The backyard features a cozy fire pit and raised garden beds, creating your own private outdoor retreat. A unique storm shelter adds peace of mind, while the property’s extra lot space offers room to expand or simply enjoy. Located in the Holiday Lake community, you’ll have access to year-round activities including boating, fishing, pickleball, disc golf, and seasonal events. Start enjoying lake life today with this fully furnished home!

18. 2025-06-20
    price $235,000
19. 2025-04-30
    listed $245,000 Active
20. 2017-09-29
    soldstatus $52,500
21. 2017-09-06
    listed $58,000
22. 2016-02-19
    listed $59,000

ⓘ 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: $1,746 · $146/mo
• Projected year-2 tax: $2,561 · $213/mo
• Expected delta: +$815/yr (+$68/mo · 46.7%)

ⓘ 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 2/10 Low 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,347
• − Mortgage interest: −$12,043
• − Property taxes: −$1,746
• − Insurance: −$1,075
• − Repairs & maintenance: −$828
• − Management: −$828
• − HOA: −$660
• − Depreciation: −$6,255
• Taxable loss: −$13,087
• Est. tax savings @ 24.0%: +$3,141
• After-tax cash flow: $-5,696/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: Brooklyn-Guernsey-Malcom Community School District
• NCES district ID: 1905490
• Math proficiency: 72% ▼ -4.00%
• Reading proficiency: 74% ▲ 2.00%
• Median HH income: $49,307
• Composite: 61.79/100
• National rank: #734
• State rank: #101 of 289 in IA

Livability — Holiday Lake

• Score: 66/100
• State rank: #524
• US rank: #11725

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holiday Lake, IA
• Population (ZIP): 2,671

Population outlook (Poweshiek County) Hauer SSP2

• Today (2025): 18,601 people
• By 2030: 18,342 · -1.4%
• By 2040: 17,944 · -3.5%
• By 2050: 18,029 · -3.1%
• By 2075: 19,945 · +7.2%
• By 2100: 22,637 · +21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: English 4% Slovak 3% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Poweshiek

• 2024 margin: R (+17.0) · D 40.8% · R 57.8% · Other 1.5%
• 2008→2024 swing: -28.7pp toward R · 2008: 11.8pp · 2024: -17.0pp
• All cycles: 2024: R+17.0 2020: R+13.3 2016: R+6.8 2012: D+9.1 2008: D+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.56%
• Current HPI: 332.4308
• 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

+281.4% since first listed

7 events — show timeline

• 2026-04-28 Price Changed $225,000 IAR
• 2026-03-31 Listed $235,000 IAR
• 2025-06-20 Price Changed $235,000 IAR
• 2025-04-30 Listed $245,000 IAR
• 2017-09-29 Sold (MLS) $52,500 IAR
• 2017-09-06 Listed $58,000 IAR
• 2016-02-19 Listed $59,000 IAR

Property tax history

+10.7%/yr

Latest (2025): $1,746 · +1.0% YoY. Source: county tax records.