407 N High St · Anamosa, IA 52205

$89,000

3 bd · 1.5 ba · 1,195 sqft · SingleFamily public records · 29 Days on market

Built 1900 Est $128k · 30% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Great opportunity to add value to this place and make it an investment or a great place to live. A lot of the big demo has been completed but finish work would go a long way. Owner financing available.

Key facts

• Built 1900
• Listed 28 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.0% 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 $615 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $89k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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 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?
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: 1.60% ✓
• Cap rate: 12.99%
• Cash-on-cash: 23.92%
• DSCR: 2.06
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $127,865
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 N Ford St	0.20mi	3/1.0	1,274 (+7%)	21mo	$157,500	$124	61
501 N Division St St	0.63mi	3/1.5	1,132 (-5%)	2mo	$90,000	$80	60
304 N Garnavillo St	0.10mi	2/1.0 (-1)	1,072 (-10%)	15mo	$130,000	$121	59
102 W Walnut St	0.18mi	3/1.5	1,336 (+12%)	16mo	$90,000	$67	58
107 W Walnut St	0.22mi	2/2.0 (-1)	1,317 (+10%)	16mo	$133,000	$101	52
103 W 4th St	0.56mi	3/1.5	1,050 (-12%)	2mo	$100,000	$95	52
108 N Sales Ave	0.33mi	2/1.0 (-1)	1,118 (-6%)	20mo	$130,000	$116	50
108 E 5th St	0.61mi	2/1.0 (-1)	1,256 (+5%)	7mo	$152,500	$121	50
700 E Sycamore St	0.64mi	3/1.0	1,144 (-4%)	16mo	$193,000	$169	48
606 S Garnavillo St	0.64mi	3/1.0	1,200 (+0%)	24mo	$48,000	$40	48
307 E 3rd Street St	0.59mi	3/2.0	1,366 (+14%)	9mo	$110,000	$81	39
205 S Garnavillo St	0.42mi	4/2.0 (+1)	1,360 (+14%)	15mo	$145,000	$107	38

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: 17.1%
• Equity multiple: 1.69×
• Total profit: $17,243
• Equity at exit: $13,270

10-year hold

• IRR: 25.7%
• Equity multiple: 3.24×
• Total profit: $55,877
• Equity at exit: $7,695

Cash invested: $24,920 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,428 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$128 /mo · $1,532/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $497

Break-even live

Break-even rent $799

Max offer price $89,000

Occupancy floor 60%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $89,000 Active 29 DOM
2. 2026-06-17
   days on market $89,000 Active 28 DOM
3. 2026-06-16
   days on market $89,000 Active 27 DOM
4. 2026-06-15
   days on market $89,000 Active 26 DOM
5. 2026-06-13
   days on market $89,000 Active 24 DOM
6. 2026-06-12
   days on market $89,000 Active 23 DOM
7. 2026-06-09
   days on market $89,000 Active 20 DOM
8. 2026-06-08
   days on market $89,000 Active 19 DOM
9. 2026-06-07
   days on market $89,000 Active 18 DOM
10. 2026-06-07
    days on market $89,000 Active 17 DOM
11. 2026-06-04
    days on market $89,000 Active 14 DOM
12. 2026-06-02
    days on market $89,000 Active 13 DOM
13. 2026-06-01
    days on market $89,000 Active 12 DOM
14. 2026-05-31
    days on market $89,000 Active 11 DOM
15. 2026-05-31
    days on market $89,000 Active 10 DOM
16. 2026-05-21
    listed $89,000 Active
17. 2009-11-04
    soldstatus $30,000

ⓘ 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: $1,532 · $128/mo
• Projected year-2 tax: $1,532 · $128/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 5/10 Major
• 🌡 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: $17,136
• − Mortgage interest: −$4,985
• − Property taxes: −$1,532
• − Insurance: −$445
• − Repairs & maintenance: −$1,371
• − Management: −$1,371
• − Depreciation: −$2,589
• Taxable income: $4,843
• Est. tax owed @ 24.0%: −$1,162
• After-tax cash flow: $4,798/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

+196.7% since first listed

2 events — show timeline

• 2026-05-21 Listed $89,000 FSBO.com
• 2009-11-04 Sold (Public Records) $30,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,532 · +1.1% YoY. Source: county tax records.