106 2nd Ave · Holland, IA 50642

$98,500

2 bd · 1.5 ba · 842 sqft · SingleFamily public records · 1 Days on market

Built 1951 7,200 sqft lot

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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 +21.5/30.0
• ARV discount +7.5/15.0
• Schools +7.0/10.0
• Appreciation +6.9/10.0
• DSCR +6.8/10.0
• 1% rule +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

New listing in Holland! A small, charming house that is perfect for the first time home buyer to start building equity or an investment property. A one bedroom, one bathroom with a bonus room. Attached garage with a breezeway to the house. A patio area off the breezeway and deck off the living area of the house for outdoor enjoyment. Lots of trees for privacy! Schedule your showing today!

Key facts

• Attached garage
• Breezeway
• Patio area

Tags

• ATTACHED GARAGE
• BREEZEWAY
• PATIO AREA
• DECK
• BONUS ROOM
• OUTDOOR ENJOYMENT

Property features AI

Exterior

• Parking: Attached garage; Carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Slate and asphalt roof
• Exterior features: Concrete road surface

Interior

• Kitchen: Free-standing range; Refrigerator
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Concrete, unfinished basement
• Laundry & utility: Washer; Dryer; Laundry located on lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/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 $96k (2.9% below list).
• Recommended offer: $96k (2.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#577 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Grundy Center Community School District (rural): math 80% / reading 85% proficiency, ranked #17 of 289 in IA (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Grundy Center Elementary School (math 82% / reading 77%, grade A, #71 of 616 statewide, top 15%, 277 students, 34% FRL); Grundy Center Middle School (math 80% / reading 87%, grade A+, #11 of 246 statewide, top 4%, 212 students, 21% FRL); Grundy Center High School (math 77% / reading 87%, grade A, #20 of 336 statewide, top 7%, 235 students, 28% FRL).
• Market conditions: 3 active listings in the ZIP; 14 units permitted in Grundy County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($681 loan paydown + $4k appreciation (3.7% local appreciation)).
• At projected returns (3.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,648 (2.9% below list)

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.40%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.3%
• Equity multiple: 1.91×
• Total profit: $25,125
• Equity at exit: $48,465

10-year hold

• IRR: 16.5%
• Equity multiple: 3.60×
• Total profit: $71,587
• Equity at exit: $78,113

Cash invested: $27,580 (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 50642

• Home prices YoY: 2.4%
• Active inventory: 3
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $956 medium
• Mortgage (P&I): −$517
• Tax from tax record: −$51 /mo · $612/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $147

Break-even live

Break-even rent $770

Max offer price $98,500

Occupancy floor 80%

Sensitivity live

Price	-10% $203	-5% $175	+0% $147	+5% $119	+10% $91
Rent	-10% $71	-5% $109	+0% $147	+5% $185	+10% $223
Rate	-1.0pp $197	-0.5pp $172	base $147	+0.5pp $122	+1.0pp $96

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-26
   listed $98,500 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: $612 · $51/mo
• Projected year-2 tax: $1,079 · $90/mo
• Expected delta: +$467/yr (+$39/mo · 76.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°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: $11,478
• − Mortgage interest: −$5,518
• − Property taxes: −$612
• − Insurance: −$492
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$2,865
• Taxable income: $154
• Est. tax owed @ 24.0%: −$37
• After-tax cash flow: $1,727/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: Grundy Center Community School District
• NCES district ID: 1913290
• Math proficiency: 80% ▼ -2.00%
• Reading proficiency: 85% ▬ 0.00%
• Median HH income: $54,056
• Composite: 70.11/100
• National rank: #275
• State rank: #17 of 289 in IA

Livability — Holland

• Score: 65/100
• State rank: #577
• US rank: #13137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holland, IA
• Population (ZIP): 554

Population outlook (Grundy County) Hauer SSP2

• Today (2025): 12,452 people
• By 2030: 12,452 · +0.0%
• By 2040: 12,437 · -0.1%
• By 2050: 12,370 · -0.7%
• By 2075: 12,495 · +0.3%
• By 2100: 11,823 · -5.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Asian 2% Two or more races 1%
• Common ancestry: Iranian 8% Portuguese 6% Italian 1%
• Foreign-born: 2% · China
• Languages at home: 98% English-only · Chinese 2%

Political lean MEDSL · Grundy

• 2024 margin: Solid R (+41.8) · D 28.3% · R 70.1% · Other 1.6%
• 2008→2024 swing: -24.9pp toward R · 2008: -16.9pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+37.4 2016: R+39.5 2012: R+23.1 2008: R+16.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.74%
• Current HPI: 159.9415
• 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

• 2026-05-26 Listed $98,500 NEIRBR as distributed by MLS GRID

Property tax history

-1.8%/yr

Latest (2025): $612 · -15.5% YoY. Source: county tax records.