201 Highway 85 Hwy · Deep River, IA 52222

$105,000

2 bd · 1.0 ba · 1,259 sqft · SingleFamily public records · 4 Days on market

Built 1900 10,500 sqft lot

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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
• Appreciation +9.1/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• 1% rule +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Packed with personality, this corner-lot home blends timeless farmhouse charm with everyday functionality. This 2-bedroom, 1-bathroom home features an open kitchen that flows into the living and dining areas, creating a welcoming space for everyday living. Original wood door frames and entryways highlight the home's character. A convenient first-floor laundry room just off the kitchen adds to the home's practicality. The spacious corner lot provides plenty of outdoor room to enjoy, while the covered back porch offers the perfect spot to relax and unwind. The property also includes two garages, one of which is a charming, white-painted block garage that adds distinctive curb appeal and valua

Key facts

• Corner lot
• Open kitchen
• Covered back porch

Tags

• CORNER LOT
• OPEN KITCHEN
• FIRST FLOOR LAUNDRY ROOM
• COVERED BACK PORCH
• WHITE PAINTED BLOCK GARAGE

Property features AI

Exterior

• Parking: Detached two-car garage
• Utilities: Public water; Community/Coop sewer
• Home design: Resale property; Zoned residential; Asphalt road frontage
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Covered deck; Deck

Interior

• Kitchen: Stove; Refrigerator; Freezer; Dishwasher
• Bedrooms: One main-level bedroom
• Flooring: Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Separate/formal dining room; Unfinished basement
• Laundry & utility: Main-level laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-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 61/100 on livability (#769 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools F, amenities F.
• Montezuma Community School District (rural): math 73% / reading 79% proficiency, ranked #55 of 289 in IA (top 19%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 7 active listings in the ZIP; 27 units permitted in Poweshiek County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($726 loan paydown + $9k appreciation (8.2% local appreciation)).
• Poweshiek County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.2% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,000

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 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. 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: 1.00% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.78%
• DSCR: 1.39
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.3%
• Equity multiple: 2.99×
• Total profit: $58,609
• Equity at exit: $81,592

10-year hold

• IRR: 24.4%
• Equity multiple: 6.44×
• Total profit: $159,859
• Equity at exit: $163,726

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 52222

• Home prices YoY: 4.0%
• Active inventory: 7
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,052 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$21 /mo · $256/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $215

Break-even live

Break-even rent $779

Max offer price $105,000

Occupancy floor 75%

Sensitivity live

Price	-10% $274	-5% $245	+0% $215	+5% $185	+10% $156
Rent	-10% $132	-5% $173	+0% $215	+5% $257	+10% $298
Rate	-1.0pp $268	-0.5pp $242	base $215	+0.5pp $188	+1.0pp $160

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 5 events

1. 2026-06-21
   statusdays on market $105,000 Pending 4 DOM
2. 2026-06-18
   days on market $105,000 Active 3 DOM
3. 2026-06-17
   days on market $105,000 Active 2 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   listed $105,000 Active 1 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: $256 · $21/mo
• Projected year-2 tax: $952 · $79/mo
• Expected delta: +$696/yr (+$58/mo · 272.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $12,619
• − Mortgage interest: −$5,882
• − Property taxes: −$256
• − Insurance: −$525
• − Repairs & maintenance: −$1,010
• − Management: −$1,010
• − Depreciation: −$3,055
• Taxable income: $883
• Est. tax owed @ 24.0%: −$212
• After-tax cash flow: $2,369/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: Montezuma Community School District
• NCES district ID: 1919590
• Math proficiency: 73% ▼ -6.00%
• Reading proficiency: 79% ▲ 3.00%
• Median HH income: $57,449
• Composite: 65.04/100
• National rank: #503
• State rank: #55 of 289 in IA

Livability — Deep River

• Score: 61/100
• State rank: #769
• US rank: #17588

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Deep River, IA
• Population (ZIP): 643

Population outlook (Poweshiek County) Hauer SSP2

• Today (2025): 18,601 people
• By 2030: 18,342 · -1.4%
• By 2040: 17,944 · -3.5%
• By 2050: 18,029 · -3.1%
• By 2075: 19,945 · +7.2%
• By 2100: 22,637 · +21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Iranian 16% Serbian 5% Portuguese 4%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Poweshiek

• 2024 margin: R (+17.0) · D 40.8% · R 57.8% · Other 1.5%
• 2008→2024 swing: -28.7pp toward R · 2008: 11.8pp · 2024: -17.0pp
• All cycles: 2024: R+17.0 2020: R+13.3 2016: R+6.8 2012: D+9.1 2008: D+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.25%
• Current HPI: 213.724
• 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

1 event — show timeline

• 2026-06-12 Listed $105,000 DMMLS

Property tax history

-10.3%/yr

Latest (2025): $256 · -11.1% YoY. Source: county tax records.