103 N Oak St · Anamosa, IA 52205

$109,700

3 bd · 2.0 ba · 1,727 sqft · SingleFamily public records · 163 Days on market

Built 1858 0.34 ac lot $64/sqft · 39% below area Est $181k · 39% under

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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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +8.1/10.0
• Schools +5.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Alert! Priced way under assessed value! Great opportunity here! Square Footage Galore! You won't believe the room inside this sprawling 4 bedroom 2 bath home, each of your children can enjoy an airy, bright bedroom with ample closets and plenty of space. You'll enjoy the living room with walls of windows and charm, see the potential in this established neighborhood, a traditional home with flair. Create value out of this delightful primary located home, if you give it the loving attention it needs. Great opportunity for the right person with plenty of possibilities and room to sprawl out, nice lot, spacious kitchen, vinyl siding, newer roof, lots of space to build your own garage, property sold in as is condition.

Key facts

• Walls of windows
• Newer roof
• Spacious kitchen

Tags

• WALLS OF WINDOWS
• SPACIOUS KITCHEN
• VINYL SIDING
• NEWER ROOF
• AMPLE CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.3% in Anamosa — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#240 in IA, #4,682 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Anamosa Community School District (town): math 62% / reading 65% proficiency, ranked #210 of 289 in IA (top 73%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 47 active listings in the ZIP; 25 units permitted in Jones County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $758 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jones County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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 1858 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,536 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1858 — 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 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?
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: 1.31% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.36%
• DSCR: 1.55
• GRM: 6.4

CMA / ARV

• ARV (median comp): $181,079
• List price: $109,700
• Delta: -39.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
611 E 1st St	0.27mi	3/2.0	1,711 (-1%)	3mo	$230,000	$134	84
1102 E 2nd St	0.21mi	4/2.0 (+1)	1,748 (+1%)	9mo	$229,950	$132	76
1007 Maquoketa Street St	0.07mi	2/2.0 (-1)	1,837 (+6%)	8mo	$187,500	$102	75
504 N Pratt St	0.33mi	3/2.0	1,626 (-6%)	1mo	$220,000	$135	74
114 Therese Ave	0.56mi	3/1.5	1,704 (-1%)	4mo	$165,000	$97	66
718 Dakota St	0.43mi	3/2.0	1,554 (-10%)	1mo	$250,000	$161	62
401 E Pine St	0.30mi	2/1.0 (-1)	1,568 (-9%)	1mo	$207,000	$132	61
701 E 1st St	0.25mi	3/1.5	1,532 (-11%)	9mo	$171,000	$112	60
403 Chamber Dr	0.49mi	3/2.5	1,504 (-13%)	5mo	$215,000	$143	49
223 Wilson Ct	0.54mi	2/2.5 (-1)	1,494 (-14%)	5mo	$259,000	$173	41
435 Council St	0.73mi	3/2.0	1,487 (-14%)	7mo	$355,000	$239	37
203 E 4th St	0.64mi	2/1.5 (-1)	1,501 (-13%)	9mo	$100,000	$67	34

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $2,427
• Equity at exit: $16,357

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $28,294
• Equity at exit: $9,485

Cash invested: $30,716 (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 52205

• Home prices YoY: -24.1%
• Active inventory: 47
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$575
• Tax from tax record: −$200 /mo · $2,394/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $316

Break-even live

Break-even rent $1,039

Max offer price $109,700

Occupancy floor 73%

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: $27,425
• Closing costs: $3,291
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $109,700 Active 163 DOM
2. 2026-06-17
   days on market $109,700 Active 162 DOM
3. 2026-06-16
   days on market $109,700 Active 161 DOM
4. 2026-06-15
   days on market $109,700 Active 160 DOM
5. 2026-06-13
   days on market $109,700 Active 158 DOM
6. 2026-06-12
   days on market $109,700 Active 157 DOM
7. 2026-06-09
   days on market $109,700 Active 154 DOM
8. 2026-06-08
   days on market $109,700 Active 153 DOM
9. 2026-06-07
   days on market $109,700 Active 152 DOM
10. 2026-06-07
    days on market $109,700 Active 151 DOM
11. 2026-06-04
    days on market $109,700 Active 148 DOM
12. 2026-06-02
    days on market $109,700 Active 147 DOM
13. 2026-06-01
    days on market $109,700 Active 146 DOM
14. 2026-05-31
    days on market $109,700 Active 145 DOM
15. 2026-05-31
    days on market $109,700 Active 144 DOM
16. 2026-01-06
    listed $109,700 Active 733-char remark

    Show marketing remark (733 chars)

    Investor Alert! Priced way under assessed value! Great opportunity here! Square Footage Galore! You won't believe the room inside this sprawling 4 bedroom 2 bath home, each of your children can enjoy an airy, bright bedroom with ample closets and plenty of space. You'll enjoy the living room with walls of windows and charm, see the potential in this established neighborhood, a traditional home with flair. Create value out of this delightful primary located home, if you give it the loving attention it needs. Great opportunity for the right person with plenty of possibilities and room to sprawl out, nice lot, spacious kitchen, vinyl siding, newer roof, lots of space to build your own garage, property sold in as is condition.

17. 2025-12-16
    price $114,700
18. 2025-11-01
    listed $119,900 Active
19. 2025-10-20
    price $124,900
20. 2025-10-01
    price $129,700
21. 2025-09-11
    price $134,700
22. 2025-08-25
    price $139,700
23. 2025-07-23
    price $144,700
24. 2025-06-19
    listed $149,700 Active
25. 2025-05-10
    price $154,700
26. 2025-04-08
    price $159,700
27. 2025-01-05
    listed $164,900 Active
28. 2024-09-11
    price $169,700
29. 2024-06-14
    listed $176,000 Active
30. 2019-11-25
    soldstatus $135,000
31. 2019-11-15
    soldstatus $135,000
32. 2019-09-11
    listed $139,900
33. 2006-07-21
    soldstatus $85,500

ⓘ 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: $2,394 · $200/mo
• Projected year-2 tax: $2,394 · $200/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,267
• − Mortgage interest: −$6,145
• − Property taxes: −$2,394
• − Insurance: −$548
• − Repairs & maintenance: −$1,381
• − Management: −$1,381
• − Depreciation: −$3,191
• Taxable income: $2,226
• Est. tax owed @ 24.0%: −$534
• After-tax cash flow: $3,261/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: Anamosa Community School District
• NCES district ID: 1903570
• Math proficiency: 62% ▼ -5.00%
• Reading proficiency: 65% ▲ 3.00%
• Median HH income: $51,672
• Composite: 54.14/100
• National rank: #1383
• State rank: #210 of 289 in IA

Livability — Anamosa

• Score: 74/100
• State rank: #240
• US rank: #4682

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anamosa, IA
• Population (ZIP): 8,670

Population outlook (Jones County) Hauer SSP2

• Today (2025): 20,023 people
• By 2030: 19,702 · -1.6%
• By 2040: 19,007 · -5.1%
• By 2050: 18,396 · -8.1%
• By 2075: 17,955 · -10.3%
• By 2100: 17,448 · -12.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 4% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 6% Portuguese 4% Lithuanian 3%
• Foreign-born: 2% · China
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Jones

• 2024 margin: Strong R (+26.3) · D 36.0% · R 62.3% · Other 1.7%
• 2008→2024 swing: -36.7pp toward R · 2008: 10.4pp · 2024: -26.3pp
• All cycles: 2024: R+26.3 2020: R+21.5 2016: R+19.4 2012: D+7.7 2008: D+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.46%
• Current HPI: 171.5338
• 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

+28.3% since first listed

18 events — show timeline

• 2026-01-06 Listed $109,700 ICAARMLS
• 2025-12-16 Price Changed $114,700 ICAARMLS
• 2025-11-01 Listed $119,900 ICAARMLS
• 2025-10-20 Price Changed $124,900 ICAARMLS
• 2025-10-01 Price Changed $129,700 ICAARMLS
• 2025-09-11 Price Changed $134,700 ICAARMLS
• 2025-08-25 Price Changed $139,700 ICAARMLS
• 2025-07-23 Price Changed $144,700 ICAARMLS
• 2025-06-19 Listed $149,700 ICAARMLS
• 2025-05-10 Price Changed $154,700 ICAARMLS
• 2025-04-08 Price Changed $159,700 ICAARMLS
• 2025-01-05 Listed $164,900 ICAARMLS
• 2024-09-11 Price Changed $169,700 ICAARMLS
• 2024-06-14 Listed $176,000 ICAARMLS
• 2019-11-25 Sold (Public Records) $135,000 Public Records
• 2019-11-15 Sold (MLS) $135,000 CRAAR, CDRMLS
• 2019-09-11 Listed $139,900 CRAAR, CDRMLS
• 2006-07-21 Sold (Public Records) $85,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,394 · +10.2% YoY. Source: county tax records.