108 W Elm St · Strawberry Point, IA 52076

$115,000

4 bd · 1.5 ba · 1,536 sqft · SingleFamily public records · 8 Days on market

Built 1900 9,394 sqft lot $75/sqft · 17% below area Est $138k · 17% 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.9/10.0
• Schools +5.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into this comfortable 2-story home offering over 1,500 square feet of living space and plenty of potential to make it your own. The main floor features a spacious layout with a large living room, dedicated dining area and an oversized kitchen with an abundance of cabinetry—plus enough room to add a table or island if desired. You’ll also appreciate the convenience of a main-floor bedroom and ¾ bath. Laundry hookups located in the main-floor bedroom and are also available in the basement for added flexibility. Upstairs, you’ll find three generously sized bedrooms along with a half bath. Enjoy morning coffee on the covered front porch or unwind in the shade of th

Key facts

• Covered front porch
• Rear covered patio
• Main floor bedroom

Tags

• MAIN FLOOR BEDROOM
• COVERED FRONT PORCH
• REAR COVERED PATIO
• ABUNDANCE OF CABINETRY
• LAUNDRY HOOKUPS
• UPDATES INCLUDE WINDOWS

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Residential single-family home; R-1 zoning
• Construction: Vinyl siding; Shingle/asphalt roof; Has basement (partially finished)
• Exterior features: Covered patio/porch; Concrete road surface

Interior

• Kitchen: Free-standing range; Refrigerator; Vented exhaust fan
• Bathrooms: One 3/4 bathroom; One half bathroom
• Heating & cooling: Baseboard heating; Steam heating; Natural gas heating; Exhaust fan for ventilation; No central cooling
• Interior features: Eat-in kitchen; Partially finished basement
• Laundry & utility: Washer; Dryer; Laundry on main level and lower level; Electric water heater

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 $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).

Location & tenants

• Location reads 72/100 on livability (#300 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Starmont Community School District (rural): math 62% / reading 68% proficiency, ranked #202 of 289 in IA (top 70%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Starmont Elementary School (math 67% / reading 67%, grade B+, #273 of 616 statewide, top 51%, 264 students, 39% FRL); Starmont Middle School (math 57% / reading 72%, grade A-, #157 of 246 statewide, top 67%, 129 students, 43% FRL); Starmont High School (math 62% / reading 67%, grade B-, #211 of 336 statewide, top 70%, 191 students, 56% FRL).
• Market conditions: 16 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.

Negotiation context

• Only 8 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 $115,000

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: 1.09% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.61%
• DSCR: 1.43
• GRM: 7.6

CMA / ARV

• ARV (median comp): $138,088
• List price: $115,000
• Delta: -16.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Commercial St	0.10mi	3/1.5 (-1)	1,493 (-3%)	8mo	$156,500	$105	79
505 Commercial St	0.31mi	3/2.0 (-1)	1,540 (+0%)	14mo	$105,300	$68	66
210 W Spring St	0.15mi	3/1.0 (-1)	1,483 (-4%)	18mo	$45,000	$30	65
409 Commercial St	0.16mi	3/2.0 (-1)	1,365 (-11%)	10mo	$140,000	$103	59
302 Buffalo St	0.20mi	3/1.5 (-1)	1,344 (-12%)	11mo	$93,000	$69	56
110 Locust St	0.21mi	4/2.0	1,738 (+13%)	21mo	$123,000	$71	49
204 E Mission St	0.26mi	3/2.0 (-1)	1,756 (+14%)	10mo	$122,500	$70	48
325 E Elm St	0.43mi	3/1.0 (-1)	1,380 (-10%)	10mo	$134,000	$97	48
202 E Mission St	0.25mi	3/2.0 (-1)	1,354 (-12%)	17mo	$105,000	$78	48
411 Elkader St	0.62mi	3/2.5 (-1)	1,582 (+3%)	21mo	$220,000	$139	40
514 Westwood Ave	0.33mi	3/3.0 (-1)	1,676 (+9%)	24mo	$214,000	$128	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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-2,237
• Equity at exit: $17,147

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $19,116
• 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 52076

• Home prices YoY: -6.1%
• Active inventory: 16
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,255 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$83 /mo · $992/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $258

Break-even live

Break-even rent $929

Max offer price $115,000

Occupancy floor 74%

Sensitivity live

Price	-10% $323	-5% $290	+0% $258	+5% $225	+10% $193
Rent	-10% $159	-5% $208	+0% $258	+5% $307	+10% $357
Rate	-1.0pp $316	-0.5pp $287	base $258	+0.5pp $228	+1.0pp $198

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 2 events

1. 2026-05-07
   status Pending 1012-char remark
2. 2026-04-29
   listed $115,000 Active 1012-char remark

ⓘ 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: $992 · $83/mo
• Projected year-2 tax: $1,399 · $117/mo
• Expected delta: +$407/yr (+$34/mo · 41.0%)

ⓘ 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 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: $15,060
• − Mortgage interest: −$6,442
• − Property taxes: −$992
• − Insurance: −$575
• − Repairs & maintenance: −$1,205
• − Management: −$1,205
• − Depreciation: −$3,345
• Taxable income: $1,296
• Est. tax owed @ 24.0%: −$311
• After-tax cash flow: $2,782/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: Starmont Community School District
• NCES district ID: 1927270
• Math proficiency: 62% ▼ -8.00%
• Reading proficiency: 68% ▲ 2.00%
• Median HH income: $45,213
• Composite: 54.75/100
• National rank: #1319
• State rank: #202 of 289 in IA

Livability — Strawberry Point

• Score: 72/100
• State rank: #300
• US rank: #5806

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Strawberry Point, IA
• Population (ZIP): 2,231

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 (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Portuguese 4% Slovak 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 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: ▼ -16.49%
• Current HPI: 254.78
• 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

2 events — show timeline

• 2026-05-07 Pending — NEIRBR as distributed by MLS GRID
• 2026-04-29 Listed $115,000 NEIRBR as distributed by MLS GRID

Property tax history

-0.4%/yr

Latest (2025): $992 · -4.4% YoY. Source: county tax records.