1551 200th St · Maharishi Vedic City, IA 52533

$105,000

2 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 173 Days on market

Built 1900 0.54 ac lot Est $109k · at est.

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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 +19.9/30.0
• ARV discount +9.0/15.0
• Appreciation +6.6/10.0
• DSCR +6.3/10.0
• Schools +5.3/10.0
• 1% rule +5.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Peaceful country living awaits on this small acreage west of Fairfield. The two-bedroom farmhouse has had several updates including newer flooring and paint throughout and is clean as a pin! The home has a mud room/laundry, breezeway, and an attached double garage. In addition, you'll enjoy the large 24 x 30 machine shed. Appliances are negotiable.

Key facts

• 0.54 acre lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $127 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#548 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A; Watch: health & safety C-, amenities F, commute F.
• Fairfield Community School District (town): math 56% / reading 69% proficiency, ranked #227 of 289 in IA (top 78%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 8 active listings in the ZIP; 14 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($726 loan paydown + $3k appreciation (3.3% local appreciation)).
• Jefferson County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.3% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.20%
• DSCR: 1.23
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $108,528
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1551 200th St	0.00mi	2/1.0	1,064 (0%)	0mo	$109,000	$102	100

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

Projected returns pro-forma

3.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.76×
• Total profit: $22,199
• Equity at exit: $48,732

10-year hold

• IRR: 14.8%
• Equity multiple: 3.24×
• Total profit: $65,926
• Equity at exit: $76,305

Cash invested: $29,400 (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 52533

• Home prices YoY: 2.0%
• Active inventory: 8
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,060 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$116 /mo · $1,386/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $127

Break-even live

Break-even rent $899

Max offer price $105,000

Occupancy floor 83%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-22
   status Pending
2. 2026-02-23
   price $105,000
3. 2025-10-31
   listed $110,000 Active
4. 2021-07-22
   soldstatus $105,000
5. 2021-07-16
   soldstatus $105,000 350-char remark

   Show marketing remark (350 chars)

   Peaceful country living awaits on this small acreage west of Fairfield. The two-bedroom farmhouse has had several updates including newer flooring and paint throughout and is clean as a pin! The home has a mud room/laundry, breezeway, and an attached double garage. In addition, you'll enjoy the large 24 x 30 machine shed. Appliances are negotiable.

6. 2021-05-10
   listed $99,900 350-char remark

   Show marketing remark (350 chars)

   Peaceful country living awaits on this small acreage west of Fairfield. The two-bedroom farmhouse has had several updates including newer flooring and paint throughout and is clean as a pin! The home has a mud room/laundry, breezeway, and an attached double garage. In addition, you'll enjoy the large 24 x 30 machine shed. Appliances are negotiable.

7. 2020-07-24
   listed $99,900

ⓘ 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: $1,386 · $116/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$131/yr (+$11/mo · 9.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,719
• − Mortgage interest: −$5,882
• − Property taxes: −$1,386
• − Insurance: −$525
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$3,055
• Taxable loss: −$164
• Est. tax savings @ 24.0%: +$39
• After-tax cash flow: $1,568/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: Fairfield Community School District
• NCES district ID: 1911340
• Math proficiency: 56% ▼ -14.00%
• Reading proficiency: 69% ▲ 3.00%
• Median HH income: $43,980
• Composite: 52.52/100
• National rank: #1563
• State rank: #227 of 289 in IA

Livability — Maharishi Vedic City

• Score: 66/100
• State rank: #548
• US rank: #12350

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,030

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 20,818 people
• By 2030: 22,098 · +6.1%
• By 2040: 24,133 · +15.9%
• By 2050: 26,448 · +27.0%
• By 2075: 32,435 · +55.8%
• By 2100: 33,966 · +63.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Iranian 5% Italian 2% Lithuanian 1%

Political lean MEDSL · Jefferson

• 2024 margin: Lean R (+6.8) · D 45.5% · R 52.3% · Other 2.1%
• 2008→2024 swing: -27.0pp toward R · 2008: 20.2pp · 2024: -6.8pp
• All cycles: 2024: R+6.8 2020: R+1.4 2016: R+0.5 2012: D+16.0 2008: D+20.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.26%
• Current HPI: 169.4575
• 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

+5.1% since first listed

7 events — show timeline

• 2026-04-22 Pending — IAR
• 2026-02-23 Price Changed $105,000 IAR
• 2025-10-31 Listed $110,000 IAR
• 2021-07-22 Sold (Public Records) $105,000 Public Records
• 2021-07-16 Sold (MLS) $105,000 IAR
• 2021-05-10 Listed $99,900 IAR
• 2020-07-24 Listed $99,900 IAR

Property tax history

+2.3%/yr

Latest (2025): $1,386 · +4.7% YoY. Source: county tax records.