222 S Main St · Kanawha, IA 50447

$105,000

3 bd · 2.0 ba · 1,856 sqft · SingleFamily public records · 8 Days on market

Built 1920 0.25 ac lot Est $158k · 33% 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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• Appreciation +6.4/10.0
• Schools +6.3/10.0
• 1% rule +5.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Large 2-Story home with Walk Up Attic. .. .This 4 bedroom home is spacious and has a ton of potential. Large front porch to enjoy those lazy summer nights. Main level includes Formal Dining & Living Room separated by colonnades. High ceilings and original wood work are boastful. Kitchen has all appliances included and separate informal dining area. Small family room and office on the same level. 3/4 bath with laundry located off of the kitchen. Upstairs is three bedrooms with a full bathroom, tub only. 4th bedroom is smaller or could be walk-in closet. Walk-up attic for storage with whole attic fan. Full basement for utilities and storage. Double att garage with shop are and property

Key facts

• Formal dining
• Walk up attic
• Living room

Tags

• WALK UP ATTIC
• FORMAL DINING
• LIVING ROOM
• ORIGINAL WOOD WORK
• SEPARATE INFORMAL DINING AREA
• SMALL FAMILY ROOM

Property features AI

Finance

• Other: Subdivision: JOHN KS ADDITION
• Financial info: Annual tax amount reported

Exterior

• Parking: Detached concrete garage with 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Two levels; Single-family residence
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Lot approximately 0.25 acres (75 x 142)

Interior

• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Basement present; Whole-house fan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).

Location & tenants

• Location reads 76/100 on livability (#208 in IA, #3,798 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• West Hancock Community School District (rural): math 76% / reading 74% proficiency, ranked #77 of 289 in IA (top 27%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 7 active listings in the ZIP; 11 units permitted in Hancock County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($726 loan paydown + $3k appreciation (2.8% local appreciation)).
• Hancock County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $77k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1920 — 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 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?
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: 1.09% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.76%
• DSCR: 1.39
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $157,760
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
615 N Main St	0.48mi	3/1.5	1,724 (-7%)	19mo	$137,500	$80	48
410 E 5th St	0.49mi	3/1.5	1,640 (-12%)	22mo	$140,000	$85	38
204 W 9th St	0.63mi	3/3.5	2,122 (+14%)	22mo	$250,000	$118	22

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.75% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 1.85×
• Total profit: $24,927
• Equity at exit: $45,738

10-year hold

• IRR: 17.0%
• Equity multiple: 3.43×
• Total profit: $71,336
• Equity at exit: $69,362

Cash invested: $29,400 (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 50447

• Home prices YoY: 1.4%
• Active inventory: 7
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,148 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$98 /mo · $1,174/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $215

Break-even live

Break-even rent $876

Max offer price $105,000

Occupancy floor 76%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   days on market $105,000 Active 8 DOM
2. 2026-06-17
   days on market $105,000 Active 7 DOM
3. 2026-06-16
   days on market $105,000 Active 6 DOM
4. 2026-06-15
   days on market $105,000 Active 5 DOM
5. 2026-06-13
   days on market $105,000 Active 3 DOM
6. 2026-06-12
   remarks 695-char remark
7. 2026-06-12
   listed $105,000 Active 2 DOM

ⓘ 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: $1,174 · $98/mo
• Projected year-2 tax: $1,411 · $118/mo
• Expected delta: +$237/yr (+$20/mo · 20.2%)

ⓘ 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 2/10 Low 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: $13,774
• − Mortgage interest: −$5,882
• − Property taxes: −$1,174
• − Insurance: −$525
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$3,055
• Taxable income: $935
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $2,351/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: West Hancock Community School District
• NCES district ID: 1905430
• Math proficiency: 76% ▼ -5.00%
• Reading proficiency: 74% ▼ -1.00%
• Median HH income: $46,779
• Composite: 63.22/100
• National rank: #634
• State rank: #77 of 289 in IA

Livability — Kanawha

• Score: 76/100
• State rank: #208
• US rank: #3798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kanawha, IA
• City population: 1,079
• Population (ZIP): 1,079

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 10,462 people
• By 2030: 10,154 · -2.9%
• By 2040: 9,552 · -8.7%
• By 2050: 9,034 · -13.6%
• By 2075: 8,233 · -21.3%
• By 2100: 7,050 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 17% Iranian 8% Lithuanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+47.4) · D 25.7% · R 73.1% · Other 1.2%
• 2008→2024 swing: -43.8pp toward R · 2008: -3.6pp · 2024: -47.4pp
• All cycles: 2024: R+47.4 2020: R+43.9 2016: R+41.1 2012: R+13.6 2008: R+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.75%
• Current HPI: 196.9218
• 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

+36.4% since first listed

2 events — show timeline

• 2026-06-10 Listed $105,000 IAR
• 2007-04-18 Sold (Public Records) $77,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,174 · +17.4% YoY. Source: county tax records.