119 S Garnavillo St · Anamosa, IA 52205

$110,500

4 bd · 3.5 ba · 3,270 sqft · SingleFamily public records · 36 Days on market

Built 1902 0.26 ac lot $34/sqft · 58% below area ↓ 31% since listing

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Why this score? — see what drove the C+ 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 +24.8/30.0
• 1% rule +8.6/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Built in 1902, this 2-story home features original woodwork and floors, solid wood doors, stained glass accents, a curved staircase, high 9+' ceilings, and parlor with original fireplace. Additional features include updated kitchen, formal dining, two living areas, eat-in kitchen, enclosed upstairs porch, fenced backyard, and period architectural details that reflect the home's historic character. FHA Case #161-416117. Insured status is: Insured with Escrow Repairs. Property being sold “AS IS”. HUD property sold by electronic bid only. For a property condition report, forms, disclosures & availability visit www. hudhomestore. gov. If property built prior to 1978, lead base

Key facts

• Formal dining
• Curved staircase
• Original woodwork

Tags

• ORIGINAL WOODWORK
• SOLID WOOD DOORS
• STAINED GLASS ACCENTS
• CURVED STAIRCASE
• ORIGINAL FIREPLACE
• FORMAL DINING

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels / 2 stories
• Construction: Frame construction with metal siding
• Exterior features: Patio

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Eat-in kitchen
• Bedrooms: Bedrooms included in the 9 total rooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Hot water heating; Fireplace insert
• Interior features: Eat-in kitchen; Full basement; Fireplace (insert) serving family room and master bedroom
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.3% in Anamosa — 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 74/100 on livability (#240 in IA, #4,682 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Anamosa Community School District (town): math 62% / reading 65% proficiency, ranked #210 of 289 in IA (top 73%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Strawberry Hill (math 62% / reading 57%, grade B-, #390 of 616 statewide, top 69%, 442 students, 46% FRL); Anamosa Middle School (math 64% / reading 63%, grade B+, #169 of 246 statewide, top 69%, 344 students, 40% FRL); Anamosa High School (math 58% / reading 72%, grade B, #208 of 336 statewide, top 62%, 397 students, 39% FRL).
• Market conditions: 47 active listings in the ZIP; 25 units permitted in Jones County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $764 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jones County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.5% of price; built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,185 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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: 1.36% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.11%
• DSCR: 1.41
• GRM: 6.1

CMA / ARV

• ARV (median comp): $262,439
• List price: $110,500
• Delta: -57.89%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 S Booth	0.11mi	4/3.5	2,895 (-12%)	4mo	$239,000	$83	73
204 N Huber St	0.29mi	3/2.0 (-1)	2,942 (-10%)	7mo	$260,000	$88	53
303 Cherry St	0.45mi	3/2.5 (-1)	2,928 (-10%)	21mo	$225,000	$77	35

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-2,814
• Equity at exit: $16,476

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $17,361
• Equity at exit: $9,554

Cash invested: $30,940 (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 52205

• Home prices YoY: -24.1%
• Active inventory: 47
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,498 medium
• Mortgage (P&I): −$579
• Tax from tax record: −$323 /mo · $3,878/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $235

Break-even live

Break-even rent $1,201

Max offer price $110,500

Occupancy floor 79%

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: $27,625
• Closing costs: $3,315
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $110,500 Active 36 DOM
2. 2026-06-17
   days on market $110,500 Active 35 DOM
3. 2026-06-16
   days on market $110,500 Active 34 DOM
4. 2026-06-15
   days on market $110,500 Active 33 DOM
5. 2026-06-14
   price $110,500 Active 31 DOM
6. 2026-06-13
   days on market $130,000 Active 31 DOM
7. 2026-06-12
   days on market $130,000 Active 30 DOM
8. 2026-06-09
   days on market $130,000 Active 27 DOM
9. 2026-06-08
   days on market $130,000 Active 26 DOM
10. 2026-06-07
    days on market $130,000 Active 25 DOM
11. 2026-06-07
    days on market $130,000 Active 24 DOM
12. 2026-06-04
    days on market $130,000 Active 21 DOM
13. 2026-06-02
    days on market $130,000 Active 20 DOM
14. 2026-06-01
    days on market $130,000 Active 19 DOM
15. 2026-05-31
    days on market $130,000 Active 18 DOM
16. 2026-05-31
    days on market $130,000 Active 17 DOM
17. 2026-05-13
    listed $130,000 Active 753-char remark
18. 2022-03-31
    soldstatus $175,000
19. 2022-03-30
    soldstatus $175,000
20. 2022-03-30
    listed $175,000
21. 2016-05-19
    soldstatus $150,000
22. 2016-05-17
    soldstatus $150,000
23. 2015-11-14
    listed $150,000
24. 2015-05-08
    listed $159,900

ⓘ 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: $3,878 · $323/mo
• Projected year-2 tax: $3,878 · $323/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $17,977
• − Mortgage interest: −$6,190
• − Property taxes: −$3,878
• − Insurance: −$552
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$3,215
• Taxable income: $1,266
• Est. tax owed @ 24.0%: −$304
• After-tax cash flow: $2,514/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: Anamosa Community School District
• NCES district ID: 1903570
• Math proficiency: 62% ▼ -5.00%
• Reading proficiency: 65% ▲ 3.00%
• Median HH income: $51,672
• Composite: 54.14/100
• National rank: #1383
• State rank: #210 of 289 in IA

Livability — Anamosa

• Score: 74/100
• State rank: #240
• US rank: #4682

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anamosa, IA
• Population (ZIP): 8,670

Population outlook (Jones County) Hauer SSP2

• Today (2025): 20,023 people
• By 2030: 19,702 · -1.6%
• By 2040: 19,007 · -5.1%
• By 2050: 18,396 · -8.1%
• By 2075: 17,955 · -10.3%
• By 2100: 17,448 · -12.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 4% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 6% Portuguese 4% Lithuanian 3%
• Foreign-born: 2% · China
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Jones

• 2024 margin: Strong R (+26.3) · D 36.0% · R 62.3% · Other 1.7%
• 2008→2024 swing: -36.7pp toward R · 2008: 10.4pp · 2024: -26.3pp
• All cycles: 2024: R+26.3 2020: R+21.5 2016: R+19.4 2012: D+7.7 2008: D+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.46%
• Current HPI: 171.5338
• 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

-30.9% since first listed

9 events — show timeline

• 2026-06-13 Price Changed $110,500 CRAAR, CDRMLS
• 2026-05-13 Listed $130,000 CRAAR, CDRMLS
• 2022-03-31 Sold (Public Records) $175,000 Public Records
• 2022-03-30 Listed $175,000 CRAAR, CDRMLS
• 2022-03-30 Sold (MLS) $175,000 CRAAR, CDRMLS
• 2016-05-19 Sold (Public Records) $150,000 Public Records
• 2016-05-17 Sold (MLS) $150,000 CRAAR, CDRMLS
• 2015-11-14 Listed $150,000 CRAAR, CDRMLS
• 2015-05-08 Listed $159,900 CRAAR, CDRMLS

Property tax history

+2.2%/yr

Latest (2025): $3,878 · +1.1% YoY. Source: county tax records.