510 Jefferson Ave · Harpers Ferry, IA 52146

$199,500

3 bd · 2.5 ba · 1,378 sqft · Manufactured public records · 13 Days on market

Built 2004 5,227 sqft lot

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Why this score? — see what drove the D- 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).

• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Schools +6.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• 1% rule +0.8/10.0

Listing remarks

Looking for a place in Harpers Ferry? This one is ready and waiting. 3 bedroom, 2 full baths and large laundry room with plenty of storage. It has been well taken care of and is in Move -In condition! Smaller lot means less mowing and more time to enjoy yourselves! Sunroom and covered porch plus a ground level deck to take in the outdoors. Cute, well equipped kitchen with all appliances included and Jacuzzi tub in the primary bathroom ad to the charm. Outside there is a firepit for those evening gatherings while watching the lightning bugs dance and a lawn shed for additional storage. * This is a multi section manufactured home on a permanent foundation and its own lot. All dimensions are

Key facts

• Covered porch
• Firepit
• Plenty of storage

Tags

• LARGE LAUNDRY ROOM
• PLENTY OF STORAGE
• SUNROOM
• COVERED PORCH
• GROUND LEVEL DECK
• FIREPIT

Property features AI

Finance

• Other: Most furnishings currently on premises included; Kitchen appliances and bar stools included; Lawn shed included; Sellers' personal property excluded

Exterior

• Utilities: Municipal sewer; Well water
• Home design: Single-family home; One-story
• Construction: Built (year from assessor/public record)
• Exterior features: Deck; Patio; Vinyl exterior; Storage building (outbuilding)

Interior

• Kitchen: Range/oven; Refrigerator; Dishwasher; Microwave; Breakfast bar
• Bedrooms: Master bedroom on main (about 14 x 14); Bedroom 2 on main (about 12 x 12); Bedroom 3 on main (about 11 x 11); Sun room on main (about 10 x 13)
• Bathrooms: 2 full bathrooms; Master bathroom includes a full bath with tub and walk-in shower
• Heating & cooling: Forced air heating; Central air conditioning; LP gas fuel
• Interior features: Cathedral/vaulted ceilings; Cable/satellite available
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $-327 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (29.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (41.6% below list).
• Recommended offer: $117k (41.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#657 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, health & safety D, schools F.
• Allamakee Community School District (town): math 71% / reading 75% proficiency, ranked #103 of 289 in IA (top 36%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 23 active listings in the ZIP; 61 units permitted in Allamakee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (8.4% local appreciation)).
• Allamakee County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $79k; list at $200k implies a 153% gain — meaningful room to come down on a strong offer.

Recommended offer $116,541 (41.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.58% ✗
• Cap rate: 4.33%
• Cash-on-cash: -7.02%
• DSCR: 0.69
• GRM: 14.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 2.18×
• Total profit: $65,998
• Equity at exit: $156,570

10-year hold

• IRR: 15.1%
• Equity multiple: 4.71×
• Total profit: $207,121
• Equity at exit: $315,688

Cash invested: $55,860 (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 52146

• Home prices YoY: 3.1%
• Active inventory: 23
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $1,165 medium
• Mortgage (P&I): −$1,046
• Tax from tax record: −$118 /mo · $1,420/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-327

Break-even live

Break-even rent $1,579

Max offer price $141,737

Occupancy floor —

Sensitivity live

Price	-10% $-214	-5% $-271	+0% $-327	+5% $-383	+10% $-440
Rent	-10% $-419	-5% $-373	+0% $-327	+5% $-281	+10% $-235
Rate	-1.0pp $-227	-0.5pp $-276	base $-327	+0.5pp $-379	+1.0pp $-431

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: $49,875
• Closing costs: $5,985
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-17
   status $199,500 Pending 13 DOM
2. 2026-06-16
   days on market $199,500 Offer Show 13 DOM
3. 2026-06-15
   days on market $199,500 Offer Show 12 DOM
4. 2026-06-14
   days on market $199,500 Offer Show 10 DOM
5. 2026-06-10
   days on market $199,500 Offer Show 7 DOM
6. 2026-06-09
   days on market $199,500 Offer Show 6 DOM
7. 2026-06-08
   statusdays on market $199,500 Offer Show 5 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $199,500 Active 4 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: $1,420 · $118/mo
• Projected year-2 tax: $2,276 · $190/mo
• Expected delta: +$856/yr (+$71/mo · 60.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $13,985
• − Mortgage interest: −$11,175
• − Property taxes: −$1,420
• − Insurance: −$998
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$5,804
• Taxable loss: −$7,649
• Est. tax savings @ 24.0%: +$1,836
• After-tax cash flow: $-2,088/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: Allamakee Community School District
• NCES district ID: 1903390
• Math proficiency: 71% ▼ -4.00%
• Reading proficiency: 75% ▲ 2.00%
• Median HH income: $48,705
• Composite: 61.72/100
• National rank: #738
• State rank: #103 of 289 in IA

Livability — Harpers Ferry

• Score: 63/100
• State rank: #657
• US rank: #15194

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harpers Ferry, IA
• Population (ZIP): 815

Population outlook (Allamakee County) Hauer SSP2

• Today (2025): 12,814 people
• By 2030: 12,146 · -5.2%
• By 2040: 10,750 · -16.1%
• By 2050: 9,506 · -25.8%
• By 2075: 7,779 · -39.3%
• By 2100: 6,870 · -46.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Portuguese 17% Hungarian 2% Iranian 1%

Political lean MEDSL · Allamakee

• 2024 margin: Solid R (+34.3) · D 32.2% · R 66.5% · Other 1.3%
• 2008→2024 swing: -48.6pp toward R · 2008: 14.2pp · 2024: -34.3pp
• All cycles: 2024: R+34.3 2020: R+29.1 2016: R+24.3 2012: D+4.1 2008: D+14.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.37%
• Current HPI: 279.9724
• 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

+152.5% since first listed

2 events — show timeline

• 2026-06-03 Listed $199,500 SCWMLS
• 2006-10-05 Sold (Public Records) $79,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,420 · -1.9% YoY. Source: county tax records.