208 N Roosevelt St · Garnavillo, IA 52049

$115,000

4 bd · 1.5 ba · 1,800 sqft · SingleFamily public records · 49 Days on market

Built 1879 0.38 ac lot $64/sqft · 19% below area Est $142k · 19% 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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +5.9/10.0
• Schools +5.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.4/10.0

Listing remarks MLS

Charming & spacious 2-story brick home located in the welcoming community of Garnavillo! This well-built home offers 4 bedrooms, including a convenient main-floor bedroom and main-floor laundry for easy everyday living. Step inside to find classic character throughout, with generous living spaces, large windows that bring in natural light, and a functional layout perfect for families or those who love to entertain. The exterior showcases brick construction, a large yard with plenty of room to relax or play, and a detached outbuilding/garage offering additional storage or workspace potential. With its charming details, this home is ready for your personal touch while offering the space and features today’s buyers are looking for. Enjoy small-town living with room to grow—schedule your showing today!

Key facts

• 2 story brick home
• Main floor laundry
• Large yard

Tags

• 2 STORY BRICK HOME
• MAIN FLOOR BEDROOM
• MAIN FLOOR LAUNDRY
• LARGE YARD
• DETACHED OUTBUILDING

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#182 in IA, #3,264 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Clayton Ridge Community School District (rural): math 66% / reading 72% proficiency, ranked #164 of 289 in IA (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 11 active listings in the ZIP; 48 units permitted in Clayton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clayton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1879 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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 1879 — 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 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?
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: 1.09% ✓
• Cap rate: 9.53%
• Cash-on-cash: 11.56%
• DSCR: 1.51
• GRM: 7.6

CMA / ARV

• ARV (median comp): $142,302
• List price: $115,000
• Delta: -19.19%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 E Centre St	0.06mi	4/1.5	1,848 (+3%)	9mo	$130,000	$70	86
108 E Niagara St	0.22mi	4/1.5	1,680 (-7%)	8mo	$158,000	$94	72
506 E Centre St	0.11mi	3/2.0 (-1)	1,920 (+7%)	8mo	$143,000	$74	70
106 W Watson St	0.28mi	3/2.0 (-1)	1,894 (+5%)	10mo	$155,000	$82	62
204 W Harrison St	0.34mi	3/1.0 (-1)	1,798 (-0%)	22mo	$59,900	$33	59
301 W Oak St	0.53mi	3/2.0 (-1)	1,875 (+4%)	13mo	$60,000	$32	50

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: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,074
• Equity at exit: $17,147

10-year hold

• IRR: 10.5%
• Equity multiple: 1.81×
• Total profit: $26,179
• Equity at exit: $9,943

Cash invested: $32,200 (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 52049

• Home prices YoY: -5.7%
• Active inventory: 11
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$34 /mo · $402/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $310

Break-even live

Break-even rent $866

Max offer price $115,000

Occupancy floor 70%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-07
   status $115,000 Pending 49 DOM
2. 2026-06-05
   days on market $115,000 Active 49 DOM
3. 2026-06-04
   days on market $115,000 Active 47 DOM
4. 2026-06-02
   days on market $115,000 Active 46 DOM
5. 2026-06-01
   days on market $115,000 Active 45 DOM
6. 2026-05-31
   days on market $115,000 Active 44 DOM
7. 2026-05-31
   days on market $115,000 Active 43 DOM
8. 2026-04-20
   status Active 827-char remark

   Show marketing remark (827 chars)

   Charming & spacious 2-story brick home located in the welcoming community of Garnavillo! This well-built home offers 4 bedrooms, including a convenient main-floor bedroom and main-floor laundry for easy everyday living. Step inside to find classic character throughout, with generous living spaces, large windows that bring in natural light, and a functional layout perfect for families or those who love to entertain. The exterior showcases brick construction, a large yard with plenty of room to relax or play, and a detached outbuilding/garage offering additional storage or workspace potential. With its charming details, this home is ready for your personal touch while offering the space and features today’s buyers are looking for. Enjoy small-town living with room to grow—schedule your showing today!

9. 2026-04-09
   status Pending 827-char remark

   Show marketing remark (827 chars)

   Charming & spacious 2-story brick home located in the welcoming community of Garnavillo! This well-built home offers 4 bedrooms, including a convenient main-floor bedroom and main-floor laundry for easy everyday living. Step inside to find classic character throughout, with generous living spaces, large windows that bring in natural light, and a functional layout perfect for families or those who love to entertain. The exterior showcases brick construction, a large yard with plenty of room to relax or play, and a detached outbuilding/garage offering additional storage or workspace potential. With its charming details, this home is ready for your personal touch while offering the space and features today’s buyers are looking for. Enjoy small-town living with room to grow—schedule your showing today!

10. 2026-04-06
    listed $115,000 Active 827-char remark

    Show marketing remark (827 chars)

    Charming & spacious 2-story brick home located in the welcoming community of Garnavillo! This well-built home offers 4 bedrooms, including a convenient main-floor bedroom and main-floor laundry for easy everyday living. Step inside to find classic character throughout, with generous living spaces, large windows that bring in natural light, and a functional layout perfect for families or those who love to entertain. The exterior showcases brick construction, a large yard with plenty of room to relax or play, and a detached outbuilding/garage offering additional storage or workspace potential. With its charming details, this home is ready for your personal touch while offering the space and features today’s buyers are looking for. Enjoy small-town living with room to grow—schedule your showing today!

ⓘ 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: $402 · $34/mo
• Projected year-2 tax: $1,104 · $92/mo
• Expected delta: +$702/yr (+$58/mo · 174.6%)

ⓘ 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 · 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: $15,109
• − Mortgage interest: −$6,442
• − Property taxes: −$402
• − Insurance: −$575
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$3,345
• Taxable income: $1,928
• Est. tax owed @ 24.0%: −$463
• After-tax cash flow: $3,260/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: Clayton Ridge Community School District
• NCES district ID: 1913350
• Math proficiency: 66% ▼ -1.00%
• Reading proficiency: 72% ▲ 3.00%
• Median HH income: $46,597
• Composite: 58.19/100
• National rank: #1024
• State rank: #164 of 289 in IA

Livability — Garnavillo

• Score: 76/100
• State rank: #182
• US rank: #3264

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garnavillo, IA
• Population (ZIP): 1,336

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 16,656 people
• By 2030: 15,986 · -4.0%
• By 2040: 14,554 · -12.6%
• By 2050: 13,187 · -20.8%
• By 2075: 11,131 · -33.2%
• By 2100: 9,733 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Portuguese 17% Slovak 3% German 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Clayton

• 2024 margin: Solid R (+34.5) · D 32.2% · R 66.7% · Other 1.2%
• 2008→2024 swing: -51.7pp toward R · 2008: 17.2pp · 2024: -34.5pp
• All cycles: 2024: R+34.5 2020: R+28.8 2016: R+22.8 2012: D+6.9 2008: D+17.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.20%
• Current HPI: 119.1
• 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

3 events — show timeline

• 2026-04-20 Relisted — NEIRBR as distributed by MLS GRID
• 2026-04-09 Pending — NEIRBR as distributed by MLS GRID
• 2026-04-06 Listed $115,000 NEIRBR as distributed by MLS GRID

Property tax history

-3.2%/yr

Latest (2025): $402 · +52.3% YoY. Source: county tax records.