303 E Ramsey St · Bancroft, IA 50517

$117,000

3 bd · 1.0 ba · 1,406 sqft · Other public records · 53 Days on market

Built 1910 0.34 ac lot $83/sqft · 20% below area Est $147k · 20% under

---

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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• Schools +6.0/10.0
• 1% rule +4.4/10.0
• Appreciation +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this inviting 3-bedroom home featuring a spacious main-floor master bedroom, main-floor laundry and bathroom with a handicap-accessible shower, offering easy, accessible living. Situated on a generous corner double lot, the property provides plenty of outdoor space to enjoy. A two-stall detached garage offers ample parking and storage. With this fantastic location, you’ll enjoy quick access to local shops, dining, and everyday amenities, all within walking distance. This home is ready for you to move in and make it your own!

Key facts

• Corner double lot
• Main-floor laundry
• 0.34 acre lot

Tags

• MAIN-FLOOR MASTER BEDROOM
• MAIN-FLOOR LAUNDRY
• HANDICAP-ACCESSIBLE SHOWER
• CORNER DOUBLE LOT
• TWO-STALL DETACHED GARAGE
• QUICK ACCESS TO LOCAL SHOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $117k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (5.9% below list).
• Recommended offer: $110k (5.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#333 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools D+, employment D, amenities F.
• North Kossuth Community School District (rural): math 66% / reading 77% proficiency, ranked #138 of 289 in IA (top 48%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 1 active listings in the ZIP; 15 units permitted in Kossuth County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.5%/yr); year-one equity from $809 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Kossuth County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($113k) 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 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,056 (5.9% below list)

Questions for the listing agent

1. It's been on market 53 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 1910 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.94% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.50%
• DSCR: 1.29
• GRM: 8.9

CMA / ARV

• ARV (median comp): $146,752
• List price: $117,000
• Delta: -20.27%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

-2.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-5,077
• Equity at exit: $20,248

10-year hold

• IRR: 4.7%
• Equity multiple: 1.37×
• Total profit: $12,203
• Equity at exit: $14,996

Cash invested: $32,760 (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 50517

• Home prices YoY: -2.3%
• Active inventory: 1
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,101 medium
• Mortgage (P&I): −$614
• Tax from tax record: −$30 /mo · $356/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $177

Break-even live

Break-even rent $876

Max offer price $117,000

Occupancy floor 79%

Sensitivity live

Price	-10% $244	-5% $211	+0% $177	+5% $144	+10% $111
Rent	-10% $91	-5% $134	+0% $177	+5% $221	+10% $264
Rate	-1.0pp $236	-0.5pp $207	base $177	+0.5pp $147	+1.0pp $116

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $117,000 Active 53 DOM
2. 2026-06-18
   days on market $117,000 Active 51 DOM
3. 2026-06-17
   days on market $117,000 Active 50 DOM
4. 2026-06-16
   days on market $117,000 Active 49 DOM
5. 2026-06-15
   days on market $117,000 Active 48 DOM
6. 2026-06-13
   days on market $117,000 Active 46 DOM
7. 2026-06-12
   days on market $117,000 Active 45 DOM
8. 2026-06-09
   days on market $117,000 Active 42 DOM
9. 2026-06-08
   days on market $117,000 Active 41 DOM
10. 2026-06-07
    days on market $117,000 Active 40 DOM
11. 2026-06-05
    days on market $117,000 Active 38 DOM
12. 2026-06-04
    days on market $117,000 Active 36 DOM
13. 2026-06-02
    days on market $117,000 Active 35 DOM
14. 2026-06-01
    days on market $117,000 Active 34 DOM
15. 2026-05-31
    days on market $117,000 Active 33 DOM
16. 2026-05-31
    days on market $117,000 Active 32 DOM
17. 2026-05-06
    status Active 547-char remark

    Show marketing remark (547 chars)

    Welcome to this inviting 3-bedroom home featuring a spacious main-floor master bedroom, main-floor laundry and bathroom with a handicap-accessible shower, offering easy, accessible living. Situated on a generous corner double lot, the property provides plenty of outdoor space to enjoy. A two-stall detached garage offers ample parking and storage. With this fantastic location, you’ll enjoy quick access to local shops, dining, and everyday amenities, all within walking distance. This home is ready for you to move in and make it your own!

18. 2026-03-26
    status Pending 547-char remark

    Show marketing remark (547 chars)

    Welcome to this inviting 3-bedroom home featuring a spacious main-floor master bedroom, main-floor laundry and bathroom with a handicap-accessible shower, offering easy, accessible living. Situated on a generous corner double lot, the property provides plenty of outdoor space to enjoy. A two-stall detached garage offers ample parking and storage. With this fantastic location, you’ll enjoy quick access to local shops, dining, and everyday amenities, all within walking distance. This home is ready for you to move in and make it your own!

19. 2026-03-23
    historical Active Under Contract 547-char remark

    Show marketing remark (547 chars)

    Welcome to this inviting 3-bedroom home featuring a spacious main-floor master bedroom, main-floor laundry and bathroom with a handicap-accessible shower, offering easy, accessible living. Situated on a generous corner double lot, the property provides plenty of outdoor space to enjoy. A two-stall detached garage offers ample parking and storage. With this fantastic location, you’ll enjoy quick access to local shops, dining, and everyday amenities, all within walking distance. This home is ready for you to move in and make it your own!

20. 2026-03-18
    listed $117,000 Active 547-char remark

    Show marketing remark (547 chars)

    Welcome to this inviting 3-bedroom home featuring a spacious main-floor master bedroom, main-floor laundry and bathroom with a handicap-accessible shower, offering easy, accessible living. Situated on a generous corner double lot, the property provides plenty of outdoor space to enjoy. A two-stall detached garage offers ample parking and storage. With this fantastic location, you’ll enjoy quick access to local shops, dining, and everyday amenities, all within walking distance. This home is ready for you to move in and make it your own!

ⓘ 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: $356 · $30/mo
• Projected year-2 tax: $1,096 · $91/mo
• Expected delta: +$740/yr (+$62/mo · 208.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°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: $13,207
• − Mortgage interest: −$6,554
• − Property taxes: −$356
• − Insurance: −$585
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$3,404
• Taxable income: $195
• Est. tax owed @ 24.0%: −$47
• After-tax cash flow: $2,083/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: North Kossuth Community School District
• NCES district ID: 1920830
• Math proficiency: 66% ▼ -2.00%
• Reading proficiency: 77% ▲ 19.00%
• Median HH income: $41,282
• Composite: 59.74/100
• National rank: #901
• State rank: #138 of 289 in IA

Livability — Bancroft

• Score: 71/100
• State rank: #333
• US rank: #6812

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bancroft, IA
• Population (ZIP): 899

Population outlook (Kossuth County) Hauer SSP2

• Today (2025): 14,667 people
• By 2030: 14,445 · -1.5%
• By 2040: 14,093 · -3.9%
• By 2050: 13,825 · -5.7%
• By 2075: 14,039 · -4.3%
• By 2100: 13,662 · -6.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Portuguese 9% Lithuanian 1% Slovak 1%

Political lean MEDSL · Kossuth

• 2024 margin: Solid R (+44.2) · D 27.3% · R 71.4% · Other 1.3%
• 2008→2024 swing: -47.4pp toward R · 2008: 3.2pp · 2024: -44.2pp
• All cycles: 2024: R+44.2 2020: R+39.4 2016: R+36.5 2012: R+12.3 2008: D+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.46%
• Current HPI: 104.8525
• 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

4 events — show timeline

• 2026-05-06 Relisted — IAR
• 2026-03-26 Pending — IAR
• 2026-03-23 Contingent — IAR
• 2026-03-18 Listed $117,000 IAR

Property tax history

+3.0%/yr

Latest (2025): $356 · -19.8% YoY. Source: county tax records.