14 N 1st St #14 · Harpers Ferry, IA 52146

$69,000

2 bd · 1.0 ba · 728 sqft · SingleFamily · 12 Days on market

Built 1988 Good condition $138/mo HOA · 17% of rent

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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 +16.4/30.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +6.2/10.0
• DSCR +5.1/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks

Riverview cabin/home in Harpers Ferry! This is in great condition!! So well maintained and newly furnished with residential windows, central A/C, its own well and so much more. Just across the street from the River on a leased 1.5 lot , yard shed, fish cleanig station, and best of all. .. Can be used year around with plenty of parking for your boat or vehicles! Priced to sell! Manufactured home on leased land- No approved forms. Personal property sale

Key facts

• Plenty of parking
• Central a/c
• Own well

Tags

• RIVERVIEW CABIN
• CENTRAL A/C
• OWN WELL
• YARD SHED
• FISH CLEANING STATION
• PLENTY OF PARKING

Property features AI

Finance

• Other: Includes most furnishings; Includes lot rent for 2026; Some seller personal property excluded
• HOA & community: HOA fee listed annually ($1,650); payment frequency unknown

Exterior

• Utilities: Municipal sewer; Well water; Electric service
• Home design: Single-family, 1-story home; Entry level on main floor
• Construction: Information source lists year built in assessor/public records
• Exterior features: Vinyl siding; Deck; Storage building/outbuilding; Waterview (no frontage) overlooking the Mississippi

Interior

• Kitchen: Range/oven; Refrigerator; Microwave
• Bedrooms: Master bedroom on main level (approx. 14 x 14); Second bedroom on main level (approx. 11 x 10)
• Bathrooms: One full bathroom; No en-suite master bathroom
• Heating & cooling: Forced air heating; Central air conditioning; LP gas fuel
• Interior features: Cathedral/vaulted ceilings; Slab foundation (no basement)
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $39 ($468/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($828 rent vs $69k).

Location & tenants

• Location reads 63/100 on livability (#657 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, health & safety D, schools F.
• Allamakee Community School District (town): math 71% / reading 75% proficiency, ranked #103 of 289 in IA (top 36%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 23 active listings in the ZIP; 61 units permitted in Allamakee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($477 loan paydown + $6k appreciation (8.4% local appreciation)).
• Allamakee County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $69,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 6.97%
• Cash-on-cash: 2.42%
• DSCR: 1.11
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.69×
• Total profit: $32,632
• Equity at exit: $54,152

10-year hold

• IRR: 20.7%
• Equity multiple: 5.82×
• Total profit: $93,132
• Equity at exit: $109,185

Cash invested: $19,320 (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 52146

• Home prices YoY: 3.1%
• Active inventory: 23
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $828 medium
• Mortgage (P&I): −$362
• Tax est. 1.5%: −$86 /mo · $1,035/yr
• Insurance: −$29
• HOA: −$138
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $39

Break-even live

Break-even rent $778

Max offer price $69,000

Occupancy floor 90%

Sensitivity live

Price	-10% $87	-5% $63	+0% $39	+5% $15	+10% $-9
Rent	-10% $-26	-5% $6	+0% $39	+5% $72	+10% $104
Rate	-1.0pp $74	-0.5pp $57	base $39	+0.5pp $21	+1.0pp $3

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $138 · $1,656/yr

Listing history 9 events

1. 2026-06-17
   status $69,000 Pending 12 DOM
2. 2026-06-16
   days on market $69,000 Offer Show 12 DOM
3. 2026-06-15
   days on market $69,000 Offer Show 11 DOM
4. 2026-06-14
   days on market $69,000 Offer Show 9 DOM
5. 2026-06-10
   days on market $69,000 Offer Show 6 DOM
6. 2026-06-09
   days on market $69,000 Offer Show 5 DOM
7. 2026-06-08
   statusdays on market $69,000 Offer Show 4 DOM
8. 2026-06-07
   remarks 460-char remark
9. 2026-06-07
   listed $69,000 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $9,932
• − Mortgage interest: −$3,865
• − Property taxes: −$1,035
• − Insurance: −$345
• − Repairs & maintenance: −$795
• − Management: −$795
• − HOA: −$1,656
• − Depreciation: −$2,007
• Taxable loss: −$566
• Est. tax savings @ 24.0%: +$136
• After-tax cash flow: $604/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with minimal repairs needed. Fresh paint and cleaning gutters would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Paint exterior siding — Fresh paint enhances curb appeal and can increase both resale and rental value.
• Both Clean gutters — Clean gutters improve drainage and prevent water damage, enhancing both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Fresh paint enhances curb appeal and can increase both resale and rental value. ↑
• Both Clean gutters — Clean gutters improve drainage and prevent water damage, enhancing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Allamakee Community School District
• NCES district ID: 1903390
• Math proficiency: 71% ▼ -4.00%
• Reading proficiency: 75% ▲ 2.00%
• Median HH income: $48,705
• Composite: 61.72/100
• National rank: #738
• State rank: #103 of 289 in IA

Livability — Harpers Ferry

• Score: 63/100
• State rank: #657
• US rank: #15194

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harpers Ferry, IA
• Population (ZIP): 815

Population outlook (Allamakee County) Hauer SSP2

• Today (2025): 12,814 people
• By 2030: 12,146 · -5.2%
• By 2040: 10,750 · -16.1%
• By 2050: 9,506 · -25.8%
• By 2075: 7,779 · -39.3%
• By 2100: 6,870 · -46.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Portuguese 17% Hungarian 2% Iranian 1%

Political lean MEDSL · Allamakee

• 2024 margin: Solid R (+34.3) · D 32.2% · R 66.5% · Other 1.3%
• 2008→2024 swing: -48.6pp toward R · 2008: 14.2pp · 2024: -34.3pp
• All cycles: 2024: R+34.3 2020: R+29.1 2016: R+24.3 2012: D+4.1 2008: D+14.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.37%
• Current HPI: 279.9724
• 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

• 2026-06-04 Listed $69,000 SCWMLS