132 Green St · Center Point, IA 52213

$164,900

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 73 Days on market

Built 1888 0.36 ac lot Est $182k · 9% under

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Why this score? — see what drove the C- 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 +14.4/30.0
• ARV discount +11.7/15.0
• Schools +6.7/10.0
• DSCR +4.4/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand new furnace and central air unit on 10/25/2025. This beautifully remodeled home is a must see! Close to Fross Park with playground, skate park splash pad and more. It features a modern design that blends comfort and style, showcasing fresh paint on the first floor and newer flooring in the flooring in the kitchen, four seasons room and bathroom. The heart of the home boasts four year old appliances, making cooking and entertaining a breeze. A three year old water heater adds to the home's efficiency. Enjoy the benefits of updated windows, installed just three years ago, which enhance energy efficiency and provide plenty of natural light. Step outside to a large backyard that has been recently landscaped, perfect for outdoor gatherings or a peaceful retreat. Whether you're looking for space to play, garden or relax this backyard has it all. This home offers a perfect blend of modern amenities and inviting outdoor space, making it an ideal place.

Key facts

• Close to fross park
• Fresh paint
• Newer flooring

Tags

• BRAND NEW FURNACE
• CENTRAL AIR UNIT
• CLOSE TO FROSS PARK
• MODERN DESIGN
• FRESH PAINT
• NEWER FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $33 ($390/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (9.0% below list).
• Recommended offer: $150k (9.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#65 in IA, #1,456 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F.
• Center Point-Urbana Community School District (rural): math 77% / reading 77% proficiency, ranked #36 of 289 in IA (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 40 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,023 units permitted in Linn County in 2024 (456 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Linn County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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 1888 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1888 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.91% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $181,760
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 E Washington St St	0.27mi	3/1.0	1,330 (+4%)	5mo	$138,000	$104	77
819 Valley St	0.12mi	3/1.0	1,176 (-8%)	10mo	$202,000	$172	73
1321 Main St	0.26mi	3/1.0	1,272 (-1%)	16mo	$125,000	$98	73
214 Main St	0.52mi	3/1.0	1,204 (-6%)	2mo	$185,000	$154	64
417 Maiden St	0.74mi	3/1.0	1,268 (-1%)	9mo	$150,000	$118	57
1208 Franklin St	0.46mi	3/1.5	1,412 (+10%)	7mo	$175,000	$124	54
809 Iowa St	0.64mi	3/2.0	1,196 (-7%)	2mo	$185,000	$155	54
300 Palo Rd	0.45mi	3/2.0	1,158 (-10%)	20mo	$197,500	$171	42
1542 Franklin St	0.64mi	3/2.0	1,318 (+3%)	24mo	$135,000	$102	41
314 Maiden St	0.64mi	2/1.5 (-1)	1,373 (+7%)	22mo	$184,950	$135	33
1016 1st St	0.75mi	4/1.5 (+1)	1,405 (+10%)	13mo	$200,000	$142	31
901 Park Ave	0.63mi	3/1.5	1,092 (-15%)	19mo	$170,000	$156	28

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-24,618
• Equity at exit: $24,587

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-18,644
• Equity at exit: $14,258

Cash invested: $46,172 (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 52213

• Home prices YoY: -12.4%
• Active inventory: 40
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$219 /mo · $2,628/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $33

Break-even live

Break-even rent $1,459

Max offer price $164,900

Occupancy floor 93%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
920 Franklin St Center Point, IA	2.0	1.0	1152	$1,500	$1.30	5d	1	0.41mi

Listing history 18 events

1. 2026-04-02
   soldstatus $162,000
2. 2026-04-01
   soldstatus $161,900 Closed 964-char remark

   Show marketing remark (964 chars)

   Brand new furnace and central air unit on 10/25/2025. This beautifully remodeled home is a must see! Close to Fross Park with playground, skate park splash pad and more. It features a modern design that blends comfort and style, showcasing fresh paint on the first floor and newer flooring in the flooring in the kitchen, four seasons room and bathroom. The heart of the home boasts four year old appliances, making cooking and entertaining a breeze. A three year old water heater adds to the home's efficiency. Enjoy the benefits of updated windows, installed just three years ago, which enhance energy efficiency and provide plenty of natural light. Step outside to a large backyard that has been recently landscaped, perfect for outdoor gatherings or a peaceful retreat. Whether you're looking for space to play, garden or relax this backyard has it all. This home offers a perfect blend of modern amenities and inviting outdoor space, making it an ideal place.

3. 2026-03-23
   status Pending
4. 2026-01-28
   status Active 964-char remark

   Show marketing remark (964 chars)

   Brand new furnace and central air unit on 10/25/2025. This beautifully remodeled home is a must see! Close to Fross Park with playground, skate park splash pad and more. It features a modern design that blends comfort and style, showcasing fresh paint on the first floor and newer flooring in the flooring in the kitchen, four seasons room and bathroom. The heart of the home boasts four year old appliances, making cooking and entertaining a breeze. A three year old water heater adds to the home's efficiency. Enjoy the benefits of updated windows, installed just three years ago, which enhance energy efficiency and provide plenty of natural light. Step outside to a large backyard that has been recently landscaped, perfect for outdoor gatherings or a peaceful retreat. Whether you're looking for space to play, garden or relax this backyard has it all. This home offers a perfect blend of modern amenities and inviting outdoor space, making it an ideal place.

5. 2026-01-20
   status Pending 964-char remark

   Show marketing remark (964 chars)

   Brand new furnace and central air unit on 10/25/2025. This beautifully remodeled home is a must see! Close to Fross Park with playground, skate park splash pad and more. It features a modern design that blends comfort and style, showcasing fresh paint on the first floor and newer flooring in the flooring in the kitchen, four seasons room and bathroom. The heart of the home boasts four year old appliances, making cooking and entertaining a breeze. A three year old water heater adds to the home's efficiency. Enjoy the benefits of updated windows, installed just three years ago, which enhance energy efficiency and provide plenty of natural light. Step outside to a large backyard that has been recently landscaped, perfect for outdoor gatherings or a peaceful retreat. Whether you're looking for space to play, garden or relax this backyard has it all. This home offers a perfect blend of modern amenities and inviting outdoor space, making it an ideal place.

6. 2026-01-09
   price $164,900

   Show marketing remark (964 chars)

   Brand new furnace and central air unit on 10/25/2025. This beautifully remodeled home is a must see! Close to Fross Park with playground, skate park splash pad and more. It features a modern design that blends comfort and style, showcasing fresh paint on the first floor and newer flooring in the flooring in the kitchen, four seasons room and bathroom. The heart of the home boasts four year old appliances, making cooking and entertaining a breeze. A three year old water heater adds to the home's efficiency. Enjoy the benefits of updated windows, installed just three years ago, which enhance energy efficiency and provide plenty of natural light. Step outside to a large backyard that has been recently landscaped, perfect for outdoor gatherings or a peaceful retreat. Whether you're looking for space to play, garden or relax this backyard has it all. This home offers a perfect blend of modern amenities and inviting outdoor space, making it an ideal place.

7. 2026-01-09
   listed $164,900 Active 964-char remark

   Show marketing remark (964 chars)

   Brand new furnace and central air unit on 10/25/2025. This beautifully remodeled home is a must see! Close to Fross Park with playground, skate park splash pad and more. It features a modern design that blends comfort and style, showcasing fresh paint on the first floor and newer flooring in the flooring in the kitchen, four seasons room and bathroom. The heart of the home boasts four year old appliances, making cooking and entertaining a breeze. A three year old water heater adds to the home's efficiency. Enjoy the benefits of updated windows, installed just three years ago, which enhance energy efficiency and provide plenty of natural light. Step outside to a large backyard that has been recently landscaped, perfect for outdoor gatherings or a peaceful retreat. Whether you're looking for space to play, garden or relax this backyard has it all. This home offers a perfect blend of modern amenities and inviting outdoor space, making it an ideal place.

8. 2026-01-07
   listed $164,900,000 Active
9. 2025-12-10
   price $164,900
10. 2025-12-10
    price $164,900
11. 2025-10-21
    price $166,900
12. 2025-10-21
    price $166,900
13. 2025-10-18
    status Active
14. 2025-10-02
    status Pending
15. 2025-08-31
    listed $169,000 Active
16. 2021-07-16
    soldstatus $136,000
17. 2021-06-01
    listed $135,000
18. 1999-09-05
    soldstatus $70,000

ⓘ 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: $2,628 · $219/mo
• Projected year-2 tax: $2,628 · $219/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥103°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: $18,000
• − Mortgage interest: −$9,237
• − Property taxes: −$2,628
• − Insurance: −$824
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,797
• Taxable loss: −$2,367
• Est. tax savings @ 24.0%: +$568
• After-tax cash flow: $958/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: Center Point-Urbana Community School District
• NCES district ID: 1906660
• Math proficiency: 77% ▼ -5.00%
• Reading proficiency: 77% ▼ -7.00%
• Median HH income: $72,819
• Composite: 67.36/100
• National rank: #382
• State rank: #36 of 289 in IA

Livability — Center Point

• Score: 81/100
• State rank: #65
• US rank: #1456

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Center Point, IA
• Population (ZIP): 3,977

Population outlook (Linn County) Hauer SSP2

• Today (2025): 239,589 people
• By 2030: 248,587 · +3.8%
• By 2040: 264,817 · +10.5%
• By 2050: 278,685 · +16.3%
• By 2075: 311,754 · +30.1%
• By 2100: 336,773 · +40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Portuguese 4% Slovak 2% Lithuanian 2%
• Foreign-born: 0%

Political lean MEDSL · Linn

• 2024 margin: Lean D (+9.9) · D 54.2% · R 44.3% · Other 1.4%
• 2008→2024 swing: -11.6pp toward R · 2008: 21.5pp · 2024: 9.9pp
• All cycles: 2024: D+9.9 2020: D+13.7 2016: D+9.0 2012: D+17.6 2008: D+21.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.77%
• Current HPI: 260.2591
• 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

+131.4% since first listed

18 events — show timeline

• 2026-04-02 Sold (Public Records) $162,000 Public Records
• 2026-04-01 Sold (MLS) $161,900 DMMLS
• 2026-03-23 Pending — IAR
• 2026-01-28 Relisted — DMMLS
• 2026-01-20 Pending — DMMLS
• 2026-01-09 Price Changed $164,900 IAR
• 2026-01-09 Listed $164,900 DMMLS
• 2026-01-07 Listed $164,900,000 IAR
• 2025-12-10 Price Changed $164,900 IAR
• 2025-12-10 Price Changed $164,900 CRAAR, CDRMLS
• 2025-10-21 Price Changed $166,900 CRAAR, CDRMLS
• 2025-10-21 Price Changed $166,900 IAR
• 2025-10-18 Relisted — IAR
• 2025-10-02 Pending — IAR
• 2025-08-31 Listed $169,000 IAR
• 2021-07-16 Sold (MLS) $136,000 CRAAR, CDRMLS
• 2021-06-01 Listed $135,000 CRAAR, CDRMLS
• 1999-09-05 Sold (Public Records) $70,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $2,628 · +1.8% YoY. Source: county tax records.