19 Avenue AE · Lake Park, IA 51347

$88,000

3 bd · 2.0 ba · 2,048 sqft · SingleFamily public records · 63 Days on market

Built 1915 8,277 sqft lot $43/sqft · 48% below area Est $163k · 46% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.4/10.0
• 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

UPTOWN LAKE PARK. .. 2-story 4-Bedroom home with close access to city stores and businesses. Classic design with multi-use room arrangement. In fact, an addition was made in the past for healthcare office. .. now it offers benefits of that space for family room and additional bedroom. Detached garage. Located near post office.

Key facts

• Detached garage
• 8,277 sq ft lot
• Garage

Tags

• MULTI-USE ROOM ARRANGEMENT
• ADDITION FOR HEALTHCARE OFFICE
• DETACHED GARAGE
• CLOSE ACCESS TO CITY STORES
• LOCATED NEAR POST OFFICE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $88k.

Deal economics

• At list price, monthly cash flow is $765 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $83k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#272 in IA) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F, health & safety D-.
• Harris-Lake Park Community School District (rural): math 75% / reading 74% proficiency, ranked #74 of 289 in IA (top 26%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 21 active listings in the ZIP; 295 units permitted in Dickinson County in 2024 (16 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Dickinson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($83k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,720 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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: 1.97% ✓
• Cap rate: 16.73%
• Cash-on-cash: 37.27%
• DSCR: 2.66
• GRM: 4.2

CMA / ARV

• ARV (median comp): $163,437
• List price: $88,000
• Delta: -46.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 1st. St. East St	0.06mi	3/1.0	2,066 (+1%)	18mo	$41,500	$20	76
313 E 4th St	0.22mi	4/2.0 (+1)	2,036 (-1%)	22mo	$155,000	$76	66
201 Lake Ave	0.39mi	3/2.0	2,030 (-1%)	22mo	$319,000	$157	62
304 S 3rd St St	0.44mi	3/2.0	1,968 (-4%)	14mo	$479,900	$244	61
105 Avenue B W	0.18mi	3/1.5	2,310 (+13%)	11mo	$135,000	$58	59
22 Avenue B W	0.13mi	4/2.0 (+1)	1,860 (-9%)	21mo	$145,000	$78	56
410 S Market Street St	0.37mi	4/1.5 (+1)	1,910 (-7%)	12mo	$165,000	$86	55
309 S 2nd St	0.38mi	4/2.0 (+1)	2,340 (+14%)	15mo	$270,000	$115	41
901 Clayton St	0.63mi	4/2.0 (+1)	1,888 (-8%)	21mo	$290,000	$154	35

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: 33.2%
• Equity multiple: 2.40×
• Total profit: $34,501
• Equity at exit: $13,121

10-year hold

• IRR: 40.2%
• Equity multiple: 4.77×
• Total profit: $92,901
• Equity at exit: $7,609

Cash invested: $24,640 (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 51347

• Home prices YoY: -5.3%
• Active inventory: 21
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,737 medium
• Mortgage (P&I): −$461
• Tax from tax record: −$109 /mo · $1,310/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $765

Break-even live

Break-even rent $769

Max offer price $88,000

Occupancy floor 51%

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $88,000 Active 63 DOM
2. 2026-06-17
   days on market $88,000 Active 62 DOM
3. 2026-06-16
   days on market $88,000 Active 61 DOM
4. 2026-06-15
   days on market $88,000 Active 60 DOM
5. 2026-06-13
   days on market $88,000 Active 58 DOM
6. 2026-06-12
   days on market $88,000 Active 57 DOM
7. 2026-06-09
   days on market $88,000 Active 54 DOM
8. 2026-06-08
   days on market $88,000 Active 53 DOM
9. 2026-06-07
   days on market $88,000 Active 52 DOM
10. 2026-06-07
    days on market $88,000 Active 51 DOM
11. 2026-06-04
    days on market $88,000 Active 48 DOM
12. 2026-06-02
    days on market $88,000 Active 47 DOM
13. 2026-06-01
    days on market $88,000 Active 46 DOM
14. 2026-05-31
    days on market $88,000 Active 45 DOM
15. 2026-05-31
    days on market $88,000 Active 44 DOM
16. 2026-04-16
    listed $88,000 Active 328-char remark

    Show marketing remark (328 chars)

    UPTOWN LAKE PARK. .. 2-story 4-Bedroom home with close access to city stores and businesses. Classic design with multi-use room arrangement. In fact, an addition was made in the past for healthcare office. .. now it offers benefits of that space for family room and additional bedroom. Detached garage. Located near post office.

ⓘ 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: $1,310 · $109/mo
• Projected year-2 tax: $1,346 · $112/mo
• Expected delta: +$36/yr (+$3/mo · 2.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥98°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: $20,848
• − Mortgage interest: −$4,929
• − Property taxes: −$1,310
• − Insurance: −$440
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$2,560
• Taxable income: $8,273
• Est. tax owed @ 24.0%: −$1,986
• After-tax cash flow: $7,197/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: Harris-Lake Park Community School District
• NCES district ID: 1916140
• Math proficiency: 75% ▼ -5.00%
• Reading proficiency: 74% ▼ -6.00%
• Median HH income: $57,076
• Composite: 63.79/100
• National rank: #595
• State rank: #74 of 289 in IA

Livability — Lake Park

• Score: 73/100
• State rank: #272
• US rank: #5210

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Park, IA
• Population (ZIP): 1,524

Population outlook (Dickinson County) Hauer SSP2

• Today (2025): 18,133 people
• By 2030: 18,610 · +2.6%
• By 2040: 19,456 · +7.3%
• By 2050: 20,307 · +12.0%
• By 2075: 23,155 · +27.7%
• By 2100: 24,449 · +34.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Iranian 6% Portuguese 3% Italian 2%
• Foreign-born: 2% · South Korea
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Dickinson

• 2024 margin: Solid R (+40.0) · D 29.5% · R 69.5% · Other 1.1%
• 2008→2024 swing: -34.6pp toward R · 2008: -5.4pp · 2024: -40.0pp
• All cycles: 2024: R+40.0 2020: R+33.6 2016: R+36.0 2012: R+18.0 2008: R+5.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.68%
• Current HPI: 227.9609
• 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

• 2026-04-16 Listed $88,000 Iowa Great Lakes BOR

Property tax history

+1.4%/yr

Latest (2025): $1,310 · +40.3% YoY. Source: county tax records.