207 6th St · West Point, IA 52656

$189,900

2 bd · 1.5 ba · 1,120 sqft · SingleFamily public records · 19 Days on market

Built 1983 0.36 ac lot Est $170k · 12% over

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Why this score? — see what drove the D+ 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 +16.1/30.0
• Appreciation +8.0/10.0
• DSCR +5.0/10.0
• Schools +4.8/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0

Listing remarks

Welcome to this charming 2-bedroom home in the quaint town of West Point! Offering comfort and convenience, this home features a spacious 2-car attached garage, newer roof, and generously sized bedrooms. The unfinished basement provides endless potential for additional living space, storage, or hobbies and already includes a 3/4 bathroom. Enjoy small-town living with the opportunity to make this home your own!

Key facts

• Newer roof
• Unfinished basement
• 3/4 bathroom

Tags

• NEWER ROOF
• UNFINISHED BASEMENT
• 3/4 BATHROOM

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding construction; Foundation area approximately 1,120
• Exterior features: Vinyl siding; Lot roughly 108 x 147 (0.36 acre)

Interior

• Bathrooms: Two three-quarter bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Fireplace (1); Basement present

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/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 $173k (9.1% below list).
• Recommended offer: $173k (9.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#297 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Fort Madison Community School District (town): math 55% / reading 58% proficiency, ranked #260 of 289 in IA (top 90%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP; 15 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (6.1% local appreciation)).
• Lee County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Recommended offer $172,529 (9.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
3. 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.
4. 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.
5. 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: 0.91% ✗
• Cap rate: 6.92%
• Cash-on-cash: 2.23%
• DSCR: 1.10
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $170,240
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
811 Ave C	0.19mi	3/2.0 (+1)	1,150 (+3%)	8mo	$175,000	$152	74
607 Bel Air Dr	0.17mi	3/2.0 (+1)	1,056 (-6%)	8mo	$150,000	$142	69
408 2nd St	0.38mi	3/1.0 (+1)	1,123 (+0%)	17mo	$96,000	$85	61
307 2nd St	0.30mi	3/1.0 (+1)	1,231 (+10%)	17mo	$74,500	$61	48
612 6th St	0.44mi	3/2.0 (+1)	1,240 (+11%)	11mo	$235,000	$190	46
806 Starlite Dr	0.19mi	3/2.5 (+1)	1,288 (+15%)	18mo	$240,000	$186	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 2.17×
• Total profit: $62,011
• Equity at exit: $120,339

10-year hold

• IRR: 17.1%
• Equity multiple: 4.33×
• Total profit: $177,235
• Equity at exit: $219,062

Cash invested: $53,172 (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 52656

• Home prices YoY: 3.3%
• Active inventory: 6
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,725 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$189 /mo · $2,272/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $99

Break-even live

Break-even rent $1,600

Max offer price $189,900

Occupancy floor 89%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-17
   status $189,900 Pending 19 DOM
2. 2026-06-17
   days on market $189,900 Active Under Contract 19 DOM
3. 2026-06-16
   days on market $189,900 Active Under Contract 18 DOM
4. 2026-06-15
   days on market $189,900 Active Under Contract 17 DOM
5. 2026-06-14
   days on market $189,900 Active Under Contract 15 DOM
6. 2026-06-12
   days on market $189,900 Active Under Contract 14 DOM
7. 2026-06-09
   days on market $189,900 Active Under Contract 11 DOM
8. 2026-06-08
   days on market $189,900 Active Under Contract 10 DOM
9. 2026-06-07
   days on market $189,900 Active Under Contract 9 DOM
10. 2026-06-07
    days on market $189,900 Active Under Contract 8 DOM
11. 2026-06-03
    days on market $189,900 Active Under Contract 5 DOM
12. 2026-06-03
    status $189,900 Active Under Contract 4 DOM
13. 2026-06-02
    days on market $189,900 Active 4 DOM
14. 2026-06-01
    days on market $189,900 Active 3 DOM
15. 2026-05-31
    days on market $189,900 Active 2 DOM
16. 2026-05-28
    listed $189,900 Active

ⓘ 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: $2,272 · $189/mo
• Projected year-2 tax: $2,627 · $219/mo
• Expected delta: +$355/yr (+$30/mo · 15.6%)

ⓘ 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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,703
• − Mortgage interest: −$10,637
• − Property taxes: −$2,272
• − Insurance: −$950
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − Depreciation: −$5,524
• Taxable loss: −$1,992
• Est. tax savings @ 24.0%: +$478
• After-tax cash flow: $1,662/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: Fort Madison Community School District
• NCES district ID: 1911850
• Math proficiency: 55% ▼ -7.00%
• Reading proficiency: 58% ▼ -2.00%
• Median HH income: $46,801
• Composite: 47.87/100
• National rank: #2218
• State rank: #260 of 289 in IA

Livability — West Point

• Score: 72/100
• State rank: #297
• US rank: #5754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Point, IA
• Population (ZIP): 2,099

Population outlook (Lee County) Hauer SSP2

• Today (2025): 33,813 people
• By 2030: 32,835 · -2.9%
• By 2040: 30,690 · -9.2%
• By 2050: 28,777 · -14.9%
• By 2075: 25,568 · -24.4%
• By 2100: 21,983 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 0% · South Korea
• Languages at home: 99% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+27.8) · D 35.0% · R 62.9% · Other 2.1%
• 2008→2024 swing: -43.8pp toward R · 2008: 16.0pp · 2024: -27.8pp
• All cycles: 2024: R+27.8 2020: R+19.3 2016: R+16.1 2012: D+16.0 2008: D+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.08%
• Current HPI: 190.2373
• 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

• 2026-05-28 Listed $189,900 IAR

Property tax history

+3.3%/yr

Latest (2025): $2,272 · +0.3% YoY. Source: county tax records.