133 Jeff St · Ankeny, IA 50032

$40,000

2 bd · 1.0 ba · 875 sqft · Other · 23 Days on market

Built 1971 Fair condition

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +4.6/5.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Welcome to 133 Jeff St in Berwick, IA, located in the desirable SunnyBrook community! This well maintained 2 bed, 1 bath mobile home offers peaceful country living with easy access to Ankeny and Altoona. Situated on a large corner lot with only one neighboring home, you & acirc; & euro; & trade; ll enjoy added privacy along with beautiful views and sunsets. Inside, the home features a bright and spacious living room filled with natural light from large windows, flowing into an open kitchen and dining area with a large pantry and a window overlooking the yard. Toward the back of the home are two bedrooms, including a generous primary suite with a large closet and a stunning bay w

Key facts

• Large corner lot
• Three-seasons room
• Covered carport

Tags

• LARGE CORNER LOT
• CUSTOM CLOSET SYSTEMS
• THREE-SEASONS ROOM
• COVERED CARPORT
• STORAGE SHED
• GARDEN SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 22.1% vs local median 2.9% in Ankeny — 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 92/100 on livability (#3 in IA, #29 nationally) — a professional / high-income tenant draw. Strengths: schools A+, amenities A+, employment A+; Watch: commute C-.
• Saydel Community School District (suburban): math 46% / reading 51% proficiency, ranked #283 of 289 in IA (top 98%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP; 2,953 units permitted in Polk County in 2024 (540 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($277 loan paydown + $1k appreciation (3.0% local appreciation)).
• Polk County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $39,400 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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.
7. 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.
8. 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: 2.54% ✓
• Cap rate: 22.10%
• Cash-on-cash: 56.46%
• DSCR: 3.51
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 54.5%
• Equity multiple: 4.05×
• Total profit: $34,202
• Equity at exit: $17,986

10-year hold

• IRR: 54.2%
• Equity multiple: 8.21×
• Total profit: $80,738
• Equity at exit: $27,718

Cash invested: $11,200 (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 50032

• Active inventory: 1
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,017 medium
• Mortgage (P&I): −$210
• Tax est. 1.5%: −$50 /mo · $600/yr
• Insurance: −$17
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $460

Break-even live

Break-even rent $434

Max offer price $40,000

Occupancy floor 50%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $40,000 Active 23 DOM
2. 2026-06-17
   days on market $40,000 Active 22 DOM
3. 2026-06-16
   days on market $40,000 Active 21 DOM
4. 2026-06-15
   days on market $40,000 Active 20 DOM
5. 2026-06-14
   days on market $40,000 Active 18 DOM
6. 2026-06-13
   days on market $40,000 Active 17 DOM
7. 2026-06-10
   days on market $40,000 Active 15 DOM
8. 2026-06-09
   days on market $40,000 Active 14 DOM
9. 2026-06-08
   days on market $40,000 Active 13 DOM
10. 2026-06-07
    days on market $40,000 Active 12 DOM
11. 2026-06-03
    days on market $40,000 Active 8 DOM
12. 2026-06-02
    days on market $40,000 Active 7 DOM
13. 2026-06-01
    days on market $40,000 Active 6 DOM
14. 2026-05-31
    days on market $40,000 Active 5 DOM
15. 2026-05-31
    days on market $40,000 Active 4 DOM
16. 2026-05-26
    listed $40,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 78% 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,203
• − Mortgage interest: −$2,241
• − Property taxes: −$600
• − Insurance: −$998
• − Repairs & maintenance: −$976
• − Management: −$976
• − Depreciation: −$1,164
• Taxable income: $5,249
• Est. tax owed @ 24.0%: −$1,260
• After-tax cash flow: $4,266/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This mobile home requires significant repairs and maintenance, including a new roof, exterior painting, and landscaping. These improvements would significantly increase its value for resale or rental.

Repairs flagged

• Major roof — Signs of potential leaks or damage are visible.
• Major exterior siding — The siding appears weathered and may need repainting or replacement.
• Major HVAC/mechanicals — No visible signs of recent servicing or maintenance are present.
• Major landscaping — The landscaping is sparse and could benefit from some maintenance and improvement to enhance curb appeal.

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's appearance and increase its value.
• Resale exterior painting — A fresh coat of paint would enhance the home's curb appeal and increase its value.
• Rental HVAC servicing — Servicing the HVAC system would ensure it is functioning properly and improve tenant satisfaction.
• Both landscaping — A well-maintained and landscaped yard would improve the home's curb appeal and increase its value for both resale and rental purposes.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Signs of potential leaks or damage are visible.	Major	$15,000–50,000
exterior siding · The siding appears weathered and may need repainting or replacement.	Major	$15,000–50,000
HVAC/mechanicals · No visible signs of recent servicing or maintenance are present.	Major	$15,000–50,000
landscaping · The landscaping is sparse and could benefit from some maintenance and improvement to enhance curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale roof replacement — A new roof would significantly improve the home's appearance and increase its value. ↑
• Resale exterior painting — A fresh coat of paint would enhance the home's curb appeal and increase its value. ↑
• Rental HVAC servicing — Servicing the HVAC system would ensure it is functioning properly and improve tenant satisfaction. ↑
• Both landscaping — A well-maintained and landscaped yard would improve the home's curb appeal and increase its value for both resale and rental purposes. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Saydel Community School District
• NCES district ID: 1925320
• Math proficiency: 46% ▼ -13.00%
• Reading proficiency: 51% ▼ -8.00%
• Median HH income: $54,193
• Composite: 41.93/100
• National rank: #3354
• State rank: #283 of 289 in IA

Livability — Ankeny

• Score: 92/100
• State rank: #3
• US rank: #29

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 76,589
• Population (ZIP): 622

Population outlook (Polk County) Hauer SSP2

• Today (2025): 548,042 people
• By 2030: 588,557 · +7.4%
• By 2040: 670,629 · +22.4%
• By 2050: 752,830 · +37.4%
• By 2075: 955,069 · +74.3%
• By 2100: 1,115,436 · +103.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: Italian 9% Portuguese 7% Polish 2%

Political lean MEDSL · Polk

• 2024 margin: D (+10.9) · D 54.8% · R 43.9% · Other 1.3%
• 2008→2024 swing: -3.7pp toward R · 2008: 14.6pp · 2024: 10.9pp
• All cycles: 2024: D+10.9 2020: D+15.2 2016: D+11.5 2012: D+14.2 2008: D+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-05-26 Listed $40,000 FSBO.com