703 E Main St · Brooklyn, IA 52211

$124,900

2 bd · 1.0 ba · 866 sqft · SingleFamily public records · 35 Days on market

Built 1900 Est $135k · 8% 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 +9.3/10.0
• Cash flow +8.8/30.0
• Schools +6.2/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.9/10.0

Listing remarks MLS

703 E. Main St, Brooklyn, IA 52211 is a cute good cents home. Well maintained! Nice kitchen, dining room, living room, two bedrooms and a full bath. Great place to start! Owner has made many updates to the property, come on and take a look! 24 hours notice please

Key facts

• Full basement
• Storage shed
• Outdoor space

Tags

• OUTDOOR SPACE
• FULL BASEMENT
• STORAGE SHED

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Circuit breaker electric service; Public sewer
• Home design: Single family residence; Residential property
• Construction: Frame construction; Vinyl siding
• Exterior features: Shingle roof; Storage structure; City street frontage; Publicly maintained road

Interior

• Kitchen: Microwave; Exhaust fan; Dishwasher
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Microwave; Exhaust fan; Dishwasher; Electric water heater; Basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $86k (31.1% below list).
• Recommended offer: $86k (31.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#509 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment 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.
• Zoned schools: Brooklyn-Guernsey-Malcom Elementary School (math 82% / reading 82%, grade A+, #44 of 616 statewide, top 9%, 296 students, 34% FRL); Brooklyn-Guernsey-Malcom Jr-Sr High School (math 64% / reading 68%, grade B, #200 of 336 statewide, top 60%, 265 students, 35% FRL).
• Market conditions: 58 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 $12k of equity ($864 loan paydown + $11k 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 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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.
• Current owner paid $62k; list at $125k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $86,007 (31.1% 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 35 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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: 0.69% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.49%
• DSCR: 0.84
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $135,096
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 Middle St	0.15mi	2/1.0	900 (+4%)	9mo	$62,000	$69	79
807 Park Ave	0.42mi	3/1.0 (+1)	880 (+2%)	6mo	$137,000	$156	68
410 Sunset Dr	0.47mi	2/1.0	832 (-4%)	7mo	$140,000	$168	66
215 Linden Ct	0.66mi	2/1.5	988 (+14%)	9mo	$140,000	$142	36

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: 18.6%
• Equity multiple: 2.41×
• Total profit: $49,452
• Equity at exit: $99,696

10-year hold

• IRR: 17.4%
• Equity multiple: 5.25×
• Total profit: $148,559
• Equity at exit: $202,665

Cash invested: $34,972 (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: 58
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $860 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$74 /mo · $890/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $-102

Break-even live

Break-even rent $989

Max offer price $106,927

Occupancy floor —

Sensitivity live

Price	-10% $-31	-5% $-66	+0% $-102	+5% $-137	+10% $-172
Rent	-10% $-170	-5% $-136	+0% $-102	+5% $-68	+10% $-34
Rate	-1.0pp $-39	-0.5pp $-70	base $-102	+0.5pp $-134	+1.0pp $-167

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $124,900 Active 35 DOM
2. 2026-06-21
   days on market $124,900 Active 34 DOM
3. 2026-06-18
   days on market $124,900 Active 32 DOM
4. 2026-06-17
   days on market $124,900 Active 31 DOM
5. 2026-06-16
   days on market $124,900 Active 30 DOM
6. 2026-06-15
   days on market $124,900 Active 29 DOM
7. 2026-06-13
   statusdays on market $124,900 Active 27 DOM
8. 2026-06-12
   days on market $124,900 Active Under Contract 26 DOM
9. 2026-06-09
   days on market $124,900 Active Under Contract 23 DOM
10. 2026-06-08
    days on market $124,900 Active Under Contract 22 DOM
11. 2026-06-07
    days on market $124,900 Active Under Contract 21 DOM
12. 2026-06-07
    days on market $124,900 Active Under Contract 20 DOM
13. 2026-06-04
    days on market $124,900 Active Under Contract 17 DOM
14. 2026-06-02
    days on market $124,900 Active Under Contract 16 DOM
15. 2026-06-01
    days on market $124,900 Active Under Contract 15 DOM
16. 2026-05-31
    days on market $124,900 Active Under Contract 14 DOM
17. 2026-05-31
    days on market $124,900 Active Under Contract 13 DOM
18. 2026-05-17
    listed $124,900 Active
19. 2014-12-29
    soldstatus $62,000
20. 2014-12-19
    soldstatus $62,000 263-char remark

    Show marketing remark (263 chars)

    703 E. Main St, Brooklyn, IA 52211 is a cute good cents home. Well maintained! Nice kitchen, dining room, living room, two bedrooms and a full bath. Great place to start! Owner has made many updates to the property, come on and take a look! 24 hours notice please

21. 2014-06-10
    listed $68,400 263-char remark

    Show marketing remark (263 chars)

    703 E. Main St, Brooklyn, IA 52211 is a cute good cents home. Well maintained! Nice kitchen, dining room, living room, two bedrooms and a full bath. Great place to start! Owner has made many updates to the property, come on and take a look! 24 hours notice please

ⓘ 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: $890 · $74/mo
• Projected year-2 tax: $1,425 · $119/mo
• Expected delta: +$535/yr (+$45/mo · 60.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $10,321
• − Mortgage interest: −$6,996
• − Property taxes: −$890
• − Insurance: −$624
• − Repairs & maintenance: −$826
• − Management: −$826
• − Depreciation: −$3,633
• Taxable loss: −$3,475
• Est. tax savings @ 24.0%: +$834
• After-tax cash flow: $-387/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 — Brooklyn

• Score: 66/100
• State rank: #509
• US rank: #11267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooklyn, 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

+82.6% since first listed

6 events — show timeline

• 2026-06-13 Relisted — IAR
• 2026-05-27 Contingent — IAR
• 2026-05-17 Listed $124,900 IAR
• 2014-12-29 Sold (Public Records) $62,000 Public Records
• 2014-12-19 Sold (MLS) $62,000 IAR
• 2014-06-10 Listed $68,400 IAR

Property tax history

+1.3%/yr

Latest (2025): $890 · -29.5% YoY. Source: county tax records.