203 Roosevelt St · Alburnett, IA 52202

$175,000

4 bd · 1.0 ba · 1,696 sqft · SingleFamily public records

Built 1910 0.29 ac lot Est $183k · at est.

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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).

• ARV discount +9.5/15.0
• Cash flow +8.3/30.0
• Appreciation +6.5/10.0
• Schools +6.0/10.0
• Livability +3.7/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks MLS

Small town living with this large and spacious home! Some of the improvements that you will appreciate: New windows, newer roof, fenced yard, updated bath, updated kitchen, new solid surface flooring across the main floor, new vinyl in the kitchen, new exterior doors, new garage door-just to name a few of the improvements the current owner has made to the home. The current owner has loved living here and is sure that you will love the home just as much. Small town living will become a new way of life for you!

Key facts

• 0.29 acre lot
• Garage
• Built 1910

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-160 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (16.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (23.3% below list).
• Recommended offer: $134k (23.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#266 in IA) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Alburnett Community School District (rural): math 66% / reading 71% proficiency, ranked #129 of 289 in IA (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Alburnett Elementary School (math 72% / reading 72%, grade A-, #181 of 616 statewide, top 34%, 379 students, 23% FRL); Alburnett Middle School (math 67% / reading 72%, grade A, #113 of 246 statewide, top 49%, 188 students, 18% FRL); Alburnett Senior High School (math 57% / reading 67%, grade B-, #242 of 336 statewide, top 76%, 243 students, 20% FRL).
• Market conditions: 11 active listings in the ZIP; 1,023 units permitted in Linn County in 2024 (456 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Linn County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $121k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,159 (23.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.77% ✗
• Cap rate: 5.20%
• Cash-on-cash: -3.91%
• DSCR: 0.83
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $183,168
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
236 Main Ave N	0.15mi	3/1.0 (-1)	1,838 (+8%)	8mo	$180,000	$98	68
115 Howard St	0.23mi	3/2.0 (-1)	1,950 (+15%)	17mo	$210,000	$108	41

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

Projected returns pro-forma

3.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.23×
• Total profit: $11,108
• Equity at exit: $78,864

10-year hold

• IRR: 7.2%
• Equity multiple: 2.09×
• Total profit: $53,647
• Equity at exit: $121,676

Cash invested: $49,000 (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 52202

• Home prices YoY: 1.2%
• Active inventory: 11
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,342 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$229 /mo · $2,746/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-160

Break-even live

Break-even rent $1,544

Max offer price $146,804

Occupancy floor —

Sensitivity live

Price	-10% $-61	-5% $-110	+0% $-160	+5% $-209	+10% $-259
Rent	-10% $-266	-5% $-213	+0% $-160	+5% $-107	+10% $-54
Rate	-1.0pp $-71	-0.5pp $-115	base $-160	+0.5pp $-205	+1.0pp $-251

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-11
   historical
2. 2026-05-07
   listed $175,000
3. 2018-10-29
   soldstatus $121,000 515-char remark

   Show marketing remark (515 chars)

   Small town living with this large and spacious home! Some of the improvements that you will appreciate: New windows, newer roof, fenced yard, updated bath, updated kitchen, new solid surface flooring across the main floor, new vinyl in the kitchen, new exterior doors, new garage door-just to name a few of the improvements the current owner has made to the home. The current owner has loved living here and is sure that you will love the home just as much. Small town living will become a new way of life for you!

4. 2018-10-29
   soldstatus $121,000

   Show marketing remark (515 chars)

   Small town living with this large and spacious home! Some of the improvements that you will appreciate: New windows, newer roof, fenced yard, updated bath, updated kitchen, new solid surface flooring across the main floor, new vinyl in the kitchen, new exterior doors, new garage door-just to name a few of the improvements the current owner has made to the home. The current owner has loved living here and is sure that you will love the home just as much. Small town living will become a new way of life for you!

5. 2018-08-31
   listed $122,000 515-char remark

   Show marketing remark (515 chars)

   Small town living with this large and spacious home! Some of the improvements that you will appreciate: New windows, newer roof, fenced yard, updated bath, updated kitchen, new solid surface flooring across the main floor, new vinyl in the kitchen, new exterior doors, new garage door-just to name a few of the improvements the current owner has made to the home. The current owner has loved living here and is sure that you will love the home just as much. Small town living will become a new way of life for you!

6. 2012-08-01
   soldstatus $111,000

ⓘ 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: $2,746 · $229/mo
• Projected year-2 tax: $2,747 · $229/mo
• Expected delta: +$1/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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: $16,099
• − Mortgage interest: −$9,803
• − Property taxes: −$2,746
• − Insurance: −$875
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$5,091
• Taxable loss: −$4,991
• Est. tax savings @ 24.0%: +$1,198
• After-tax cash flow: $-717/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: Alburnett Community School District
• NCES district ID: 1903300
• Math proficiency: 66% ▼ -13.00%
• Reading proficiency: 71% ▲ 2.00%
• Median HH income: $72,244
• Composite: 60.24/100
• National rank: #859
• State rank: #129 of 289 in IA

Livability — Alburnett

• Score: 73/100
• State rank: #266
• US rank: #5142

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Alburnett, IA
• Population (ZIP): 1,231

Population outlook (Linn County) Hauer SSP2

• Today (2025): 239,589 people
• By 2030: 248,587 · +3.8%
• By 2040: 264,817 · +10.5%
• By 2050: 278,685 · +16.3%
• By 2075: 311,754 · +30.1%
• By 2100: 336,773 · +40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: English 2% Italian 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Korean 1%

Political lean MEDSL · Linn

• 2024 margin: Lean D (+9.9) · D 54.2% · R 44.3% · Other 1.4%
• 2008→2024 swing: -11.6pp toward R · 2008: 21.5pp · 2024: 9.9pp
• All cycles: 2024: D+9.9 2020: D+13.7 2016: D+9.0 2012: D+17.6 2008: D+21.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.02%
• Current HPI: 261.2022
• 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

+57.7% since first listed

6 events — show timeline

• 2026-05-11 Delisted — CRAAR, CDRMLS
• 2026-05-07 Listed $175,000 CRAAR, CDRMLS
• 2018-10-29 Sold (Public Records) $121,000 Public Records
• 2018-10-29 Sold (MLS) $121,000 CRAAR, CDRMLS
• 2018-08-31 Listed $122,000 CRAAR, CDRMLS
• 2012-08-01 Sold (Public Records) $111,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,746 · +8.3% YoY. Source: county tax records.