705 Crisman St · Dysart, IA 52224

$79,000

3 bd · 1.5 ba · 1,527 sqft · SingleFamily public records · 57 Days on market

Built 1900 9,177 sqft lot

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• 1% rule +6.9/10.0
• Schools +6.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

GREAT LOCATION RIGHT ACROSS FROM THE PARK!! LOTS OF CHARACTER AND SOME TLC TO FINISH TO YOUR LIKING. There is an open stairway, original wood floors, pocket doors, living room, dining room, possible main floor bedroom with half bath or use as an office or toy room. Updated kitchen with appliances included, main floor laundry also. Upstairs offers 3 bedrooms and full bath, newer carpet upstairs also. Full basement that is unfinished with inside entrance. Call today for your private showing!!!! Cement slab also in back yard ready for a garage.

Key facts

• Pocket doors
• Open stairway
• Main floor laundry

Tags

• OPEN STAIRWAY
• ORIGINAL WOOD FLOORS
• POCKET DOORS
• UPDATED KITCHEN
• MAIN FLOOR LAUNDRY
• FULL BASEMENT

Property features AI

Exterior

• Parking: No parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; R-1 zoning; Level lot
• Construction: Wood siding; Asphalt roof
• Exterior features: Covered deck

Interior

• Kitchen: Built-in range; Range; Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; Electric heating; Steam heating; Ceiling fan(s) for cooling
• Interior features: Eat-in kitchen; Unfinished basement with interior entry
• Laundry & utility: Main level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($942 rent vs $79k).
• Recommended offer: $77k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#158 in IA, #2,881 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Union Community School District (rural): math 77% / reading 75% proficiency, ranked #53 of 289 in IA (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: La Porte City Elementary School (math 92% / reading 82%, grade A+, #16 of 616 statewide, top 3%, 273 students, 23% FRL); Union High School (math 69% / reading 75%, grade B+, #117 of 336 statewide, top 39%, 316 students, 28% FRL).
• Market conditions: 27 active listings in the ZIP; 17 units permitted in Tama County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($546 loan paydown + $3k appreciation (4.4% local appreciation)).
• Tama County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $76,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.14%
• DSCR: 1.50
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.29×
• Total profit: $28,644
• Equity at exit: $41,940

10-year hold

• IRR: 21.2%
• Equity multiple: 4.47×
• Total profit: $76,658
• Equity at exit: $70,147

Cash invested: $22,120 (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 52224

• Home prices YoY: 2.6%
• Active inventory: 27
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $942 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$91 /mo · $1,094/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $205

Break-even live

Break-even rent $681

Max offer price $79,000

Occupancy floor 73%

Sensitivity live

Price	-10% $250	-5% $228	+0% $205	+5% $183	+10% $161
Rent	-10% $131	-5% $168	+0% $205	+5% $243	+10% $280
Rate	-1.0pp $245	-0.5pp $226	base $205	+0.5pp $185	+1.0pp $164

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $79,000 Active 57 DOM
2. 2026-06-18
   days on market $79,000 Active 56 DOM
3. 2026-06-17
   days on market $79,000 Active 55 DOM
4. 2026-06-16
   days on market $79,000 Active 54 DOM
5. 2026-06-15
   days on market $79,000 Active 53 DOM
6. 2026-06-14
   days on market $79,000 Active 51 DOM
7. 2026-06-13
   pricedays on market $79,000 Active 50 DOM
8. 2026-06-10
   days on market $99,000 Active 48 DOM
9. 2026-06-09
   days on market $99,000 Active 47 DOM
10. 2026-06-08
    days on market $99,000 Active 46 DOM
11. 2026-06-07
    days on market $99,000 Active 45 DOM
12. 2026-06-02
    days on market $99,000 Active 40 DOM
13. 2026-06-01
    days on market $99,000 Active 39 DOM
14. 2026-05-31
    days on market $99,000 Active 38 DOM
15. 2026-05-30
    days on market $99,000 Active 37 DOM
16. 2026-04-23
    listed $99,000 Active 549-char remark
17. 2026-02-25
    price $125,000
18. 2025-08-26
    soldstatus $55,000

ⓘ 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: $1,094 · $91/mo
• Projected year-2 tax: $1,167 · $97/mo
• Expected delta: +$73/yr (+$6/mo · 6.7%)

ⓘ 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 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,298
• − Mortgage interest: −$4,425
• − Property taxes: −$1,094
• − Insurance: −$395
• − Repairs & maintenance: −$904
• − Management: −$904
• − Depreciation: −$2,298
• Taxable income: $1,278
• Est. tax owed @ 24.0%: −$307
• After-tax cash flow: $2,158/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: Union Community School District
• NCES district ID: 1900022
• Math proficiency: 77% ▼ -3.00%
• Reading proficiency: 75% ▲ 2.00%
• Median HH income: $58,114
• Composite: 65.13/100
• National rank: #496
• State rank: #53 of 289 in IA

Livability — Dysart

• Score: 77/100
• State rank: #158
• US rank: #2881

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dysart, IA
• Population (ZIP): 1,954

Population outlook (Tama County) Hauer SSP2

• Today (2025): 16,690 people
• By 2030: 16,217 · -2.8%
• By 2040: 15,207 · -8.9%
• By 2050: 14,186 · -15.0%
• By 2075: 12,228 · -26.7%
• By 2100: 10,386 · -37.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Asian 3% Two or more races 2% Black 1%
• Common ancestry: Iranian 2% Romanian 2% Italian 2%
• Foreign-born: 3% · China

Political lean MEDSL · Tama

• 2024 margin: Strong R (+26.9) · D 35.7% · R 62.6% · Other 1.7%
• 2008→2024 swing: -39.1pp toward R · 2008: 12.2pp · 2024: -26.9pp
• All cycles: 2024: R+26.9 2020: R+19.1 2016: R+20.6 2012: D+7.4 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.40%
• Current HPI: 174.1922
• 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

+43.6% since first listed

4 events — show timeline

• 2026-06-10 Price Changed $79,000 NEIRBR as distributed by MLS GRID
• 2026-04-23 Listed $99,000 NEIRBR as distributed by MLS GRID
• 2026-02-25 Price Changed $125,000 NEIRBR as distributed by MLS GRID
• 2025-08-26 Sold (Public Records) $55,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,094 · +29.0% YoY. Source: county tax records.