13109 Clearview Ct · Moravia, IA 52571

$349,000

3 bd · 1.0 ba · 1,296 sqft · Other public records · 185 Days on market

Built 2019 7.00 ac lot $269/sqft · at area comps Est $439k · 21% under

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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 +15.0/15.0
• Appreciation +9.0/10.0
• Schools +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +1.5/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Experience the remarkable spaciousness of this exceptional Barndominium, featuring 3 bedrooms, with 2 non-conforming. With 3 modern bathrooms designed for ultimate comfort and convenience, this newly built home commands attention on approximately 7 picturesque acres, offering an abundance of outdoor space for both relaxation and recreational activities. Enjoy the luxury of in-floor heating, ensuring a warm and inviting atmosphere throughout every corner of the house. The advanced on-demand water heater guarantees you’ll always have a steady supply of hot water when you need it most. The impressive master bedroom, complete with a lavish en-suite bathroom, is ideally located on the main level for effortless access, along with an additional full bathroom. Upstairs, you’ll find 2 non-conforming bedrooms, complemented by another full bathroom, making it an ideal setup for family or guests. Positioned near the stunning Lake Sundown, this property presents unmatched opportunities for outdoor adventures and serene escapes. Don't miss out on this incredible opportunity! The listing agent has ownership of the property.

Key facts

• Barndominium
• Lake sundown
• 7 picturesque acres

Tags

• BARNDOMINIUM
• IN-FLOOR HEATING
• ON-DEMAND WATER HEATER
• 7 PICTURESQUE ACRES
• LAKE SUNDOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $349k.

Deal economics

• At list price, monthly cash flow is $-1k ($-16k/yr) — negative.
• To cash-flow at today's rent, offer at most $108k (69.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (69.6% below list).
• Recommended offer: $106k (69.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#454 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: amenities F, commute F, employment F.
• Moravia Community School District (rural): math 49% / reading 59% proficiency, ranked #269 of 289 in IA (top 93%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 33 active listings in the ZIP; 6 units permitted in Appanoose County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (8.0% local appreciation)).
• Appanoose County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($307k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $115k; list at $349k implies a 203% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,083 (69.6% 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. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 70% concession, seller financing, or rate buy-down credit?
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. 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. 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?
7. 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.
8. 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.
9. 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: 0.30% ✗
• Cap rate: 1.59%
• Cash-on-cash: -16.78%
• DSCR: 0.25
• GRM: 27.4

CMA / ARV

• ARV (median comp): $439,148
• List price: $349,000
• Delta: -20.53%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

7.95% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.57×
• Total profit: $55,425
• Equity at exit: $263,873

10-year hold

• IRR: 9.3%
• Equity multiple: 3.30×
• Total profit: $225,199
• Equity at exit: $522,576

Cash invested: $97,720 (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 52571

• Home prices YoY: 3.4%
• Active inventory: 33
• Price-to-rent: 27.4×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$229 /mo · $2,748/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $-1,367

Break-even live

Break-even rent $2,791

Max offer price $107,594

Occupancy floor —

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $349,000 Active 185 DOM
2. 2026-06-17
   days on market $349,000 Active 184 DOM
3. 2026-06-16
   days on market $349,000 Active 183 DOM
4. 2026-06-15
   days on market $349,000 Active 182 DOM
5. 2026-06-13
   days on market $349,000 Active 180 DOM
6. 2026-06-12
   days on market $349,000 Active 179 DOM
7. 2026-06-09
   days on market $349,000 Active 176 DOM
8. 2026-06-08
   days on market $349,000 Active 175 DOM
9. 2026-06-07
   days on market $349,000 Active 174 DOM
10. 2026-06-07
    days on market $349,000 Active 173 DOM
11. 2026-06-04
    days on market $349,000 Active 170 DOM
12. 2026-06-02
    days on market $349,000 Active 169 DOM
13. 2026-06-01
    days on market $349,000 Active 168 DOM
14. 2026-05-31
    days on market $349,000 Active 167 DOM
15. 2026-05-31
    days on market $349,000 Active 166 DOM
16. 2025-12-15
    listed $349,000 Active 1140-char remark

    Show marketing remark (1140 chars)

    Experience the remarkable spaciousness of this exceptional Barndominium, featuring 3 bedrooms, with 2 non-conforming. With 3 modern bathrooms designed for ultimate comfort and convenience, this newly built home commands attention on approximately 7 picturesque acres, offering an abundance of outdoor space for both relaxation and recreational activities. Enjoy the luxury of in-floor heating, ensuring a warm and inviting atmosphere throughout every corner of the house. The advanced on-demand water heater guarantees you’ll always have a steady supply of hot water when you need it most. The impressive master bedroom, complete with a lavish en-suite bathroom, is ideally located on the main level for effortless access, along with an additional full bathroom. Upstairs, you’ll find 2 non-conforming bedrooms, complemented by another full bathroom, making it an ideal setup for family or guests. Positioned near the stunning Lake Sundown, this property presents unmatched opportunities for outdoor adventures and serene escapes. Don't miss out on this incredible opportunity! The listing agent has ownership of the property.

17. 2022-02-02
    soldstatus $115,000
18. 2017-10-02
    soldstatus $54,875
19. 2016-05-20
    soldstatus $52,000

ⓘ 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: $2,748 · $229/mo
• Projected year-2 tax: $4,114 · $343/mo
• Expected delta: +$1,366/yr (+$114/mo · 49.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 14 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: $12,730
• − Mortgage interest: −$19,549
• − Property taxes: −$2,748
• − Insurance: −$1,745
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$10,153
• Taxable loss: −$23,502
• Est. tax savings @ 24.0%: +$5,640
• After-tax cash flow: $-10,758/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: Moravia Community School District
• NCES district ID: 1919710
• Math proficiency: 49% ▼ -11.00%
• Reading proficiency: 59% ▬ 0.00%
• Median HH income: $46,306
• Composite: 45.71/100
• National rank: #2575
• State rank: #269 of 289 in IA

Livability — Moravia

• Score: 68/100
• State rank: #454
• US rank: #9947

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,516

Population outlook (Appanoose County) Hauer SSP2

• Today (2025): 11,726 people
• By 2030: 11,194 · -4.5%
• By 2040: 10,063 · -14.2%
• By 2050: 8,976 · -23.5%
• By 2075: 6,785 · -42.1%
• By 2100: 4,819 · -58.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Asian 3% Black 2% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Iranian 6% Italian 4% Portuguese 2%
• Foreign-born: 3% · South Korea

Political lean MEDSL · Appanoose

• 2024 margin: Solid R (+46.7) · D 26.1% · R 72.8% · Other 1.2%
• 2008→2024 swing: -44.8pp toward R · 2008: -1.9pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+40.2 2016: R+36.4 2012: R+3.5 2008: R+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.95%
• Current HPI: 243.7764
• 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

+571.2% since first listed

4 events — show timeline

• 2025-12-15 Listed $349,000 IAR
• 2022-02-02 Sold (Public Records) $115,000 Public Records
• 2017-10-02 Sold (Public Records) $54,875 Public Records
• 2016-05-20 Sold (Public Records) $52,000 Public Records

Property tax history

+34.9%/yr

Latest (2025): $2,748 · +233.5% YoY. Source: county tax records.