215 Brady St · Brooklyn, IA 52211

$90,000

3 bd · 1.0 ba · 850 sqft · SingleFamily public records · 219 Days on market

Built 1900 0.27 ac lot $106/sqft · 32% below area Est $142k · 37% under

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Why this score? — see what drove the B+ 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 +24.9/30.0
• ARV discount +15.0/15.0
• Appreciation +9.3/10.0
• DSCR +8.1/10.0
• Schools +6.2/10.0
• 1% rule +6.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable two-bedroom home with large 4-car garage perched up on a nice lot overlooking Brooklyn, Iowa. You’re sure to enjoy the large, covered porch before stepping into a spacious living room that leads into an informal dining area that could be used as an office space. Past that is the kitchen complete with appliances and adjacent to it is the laundry area and a walk-in pantry. Two bedrooms and a three-quarter bathroom complete the inside. Outside is a huge 26x46 garage built in 2009 – perfect for hobbyist, hang out area, gold simulator, etc. Call today to schedule a private showing.

Key facts

• Large covered porch
• Informal dining area
• Spacious living room

Tags

• LARGE COVERED PORCH
• SPACIOUS LIVING ROOM
• INFORMAL DINING AREA
• WALK-IN PANTRY
• HUGE GARAGE BUILT IN 2009

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($997 rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#509 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Brooklyn-Guernsey-Malcom Community School District (rural): math 72% / reading 74% proficiency, ranked #101 of 289 in IA (top 35%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 57 active listings in the ZIP; 27 units permitted in Poweshiek County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($622 loan paydown + $8k appreciation (8.6% local appreciation)).
• Poweshiek County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.6% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 219 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $20k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $90k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 219 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. 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?
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: 1.11% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.24%
• DSCR: 1.41
• GRM: 7.5

CMA / ARV

• ARV (median comp): $142,356
• List price: $90,000
• Delta: -36.78%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 Sunset Dr	0.62mi	2/1.0 (-1)	832 (-2%)	7mo	$140,000	$168	57

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

Projected returns pro-forma

8.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.2%
• Equity multiple: 3.09×
• Total profit: $52,690
• Equity at exit: $71,839

10-year hold

• IRR: 25.1%
• Equity multiple: 6.71×
• Total profit: $143,931
• Equity at exit: $146,036

Cash invested: $25,200 (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 52211

• Home prices YoY: 2.6%
• Active inventory: 57
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $997 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $194

Break-even live

Break-even rent $751

Max offer price $90,000

Occupancy floor 76%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-16
   status $90,000 Pending 219 DOM
2. 2026-06-15
   days on market $90,000 Active 219 DOM
3. 2026-06-13
   days on market $90,000 Active 217 DOM
4. 2026-06-12
   days on market $90,000 Active 216 DOM
5. 2026-06-09
   days on market $90,000 Active 213 DOM
6. 2026-06-08
   days on market $90,000 Active 212 DOM
7. 2026-06-07
   days on market $90,000 Active 211 DOM
8. 2026-06-07
   days on market $90,000 Active 210 DOM
9. 2026-06-04
   days on market $90,000 Active 207 DOM
10. 2026-06-02
    days on market $90,000 Active 206 DOM
11. 2026-06-01
    days on market $90,000 Active 205 DOM
12. 2026-05-31
    days on market $90,000 Active 204 DOM
13. 2026-05-31
    days on market $90,000 Active 203 DOM
14. 2026-05-09
    status Active 606-char remark

    Show marketing remark (606 chars)

    Affordable two-bedroom home with large 4-car garage perched up on a nice lot overlooking Brooklyn, Iowa. You’re sure to enjoy the large, covered porch before stepping into a spacious living room that leads into an informal dining area that could be used as an office space. Past that is the kitchen complete with appliances and adjacent to it is the laundry area and a walk-in pantry. Two bedrooms and a three-quarter bathroom complete the inside. Outside is a huge 26x46 garage built in 2009 – perfect for hobbyist, hang out area, gold simulator, etc. Call today to schedule a private showing.

15. 2026-05-09
    price $90,000 606-char remark

    Show marketing remark (606 chars)

    Affordable two-bedroom home with large 4-car garage perched up on a nice lot overlooking Brooklyn, Iowa. You’re sure to enjoy the large, covered porch before stepping into a spacious living room that leads into an informal dining area that could be used as an office space. Past that is the kitchen complete with appliances and adjacent to it is the laundry area and a walk-in pantry. Two bedrooms and a three-quarter bathroom complete the inside. Outside is a huge 26x46 garage built in 2009 – perfect for hobbyist, hang out area, gold simulator, etc. Call today to schedule a private showing.

16. 2026-02-19
    price $95,000 606-char remark

    Show marketing remark (606 chars)

    Affordable two-bedroom home with large 4-car garage perched up on a nice lot overlooking Brooklyn, Iowa. You’re sure to enjoy the large, covered porch before stepping into a spacious living room that leads into an informal dining area that could be used as an office space. Past that is the kitchen complete with appliances and adjacent to it is the laundry area and a walk-in pantry. Two bedrooms and a three-quarter bathroom complete the inside. Outside is a huge 26x46 garage built in 2009 – perfect for hobbyist, hang out area, gold simulator, etc. Call today to schedule a private showing.

17. 2025-11-23
    price $100,000 606-char remark

    Show marketing remark (606 chars)

    Affordable two-bedroom home with large 4-car garage perched up on a nice lot overlooking Brooklyn, Iowa. You’re sure to enjoy the large, covered porch before stepping into a spacious living room that leads into an informal dining area that could be used as an office space. Past that is the kitchen complete with appliances and adjacent to it is the laundry area and a walk-in pantry. Two bedrooms and a three-quarter bathroom complete the inside. Outside is a huge 26x46 garage built in 2009 – perfect for hobbyist, hang out area, gold simulator, etc. Call today to schedule a private showing.

18. 2025-11-04
    listed $110,000 Active 606-char remark

    Show marketing remark (606 chars)

    Affordable two-bedroom home with large 4-car garage perched up on a nice lot overlooking Brooklyn, Iowa. You’re sure to enjoy the large, covered porch before stepping into a spacious living room that leads into an informal dining area that could be used as an office space. Past that is the kitchen complete with appliances and adjacent to it is the laundry area and a walk-in pantry. Two bedrooms and a three-quarter bathroom complete the inside. Outside is a huge 26x46 garage built in 2009 – perfect for hobbyist, hang out area, gold simulator, etc. Call today to schedule a private showing.

19. 2021-04-08
    soldstatus $50,000
20. 2021-04-08
    soldstatus $50,000
21. 2015-06-30
    soldstatus $38,000
22. 2015-06-24
    soldstatus $38,000 264-char remark

    Show marketing remark (264 chars)

    Motivated seller! Great starter or investment property. 3 BR, Dining room, living room, kitchen and bath all on one level. New HWH, new wiring and insulation. Washer/dryer, fridge and stove stay. 26x40 garage new in 2009. No contract terms. Not available for rent.

23. 2014-04-12
    listed $47,500 264-char remark

    Show marketing remark (264 chars)

    Motivated seller! Great starter or investment property. 3 BR, Dining room, living room, kitchen and bath all on one level. New HWH, new wiring and insulation. Washer/dryer, fridge and stove stay. 26x40 garage new in 2009. No contract terms. Not available for rent.

ⓘ 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: $1,010 · $84/mo
• Projected year-2 tax: $1,212 · $101/mo
• Expected delta: +$202/yr (+$17/mo · 20.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,966
• − Mortgage interest: −$5,041
• − Property taxes: −$1,010
• − Insurance: −$450
• − Repairs & maintenance: −$957
• − Management: −$957
• − Depreciation: −$2,618
• Taxable income: $931
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $2,106/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: Brooklyn-Guernsey-Malcom Community School District
• NCES district ID: 1905490
• Math proficiency: 72% ▼ -4.00%
• Reading proficiency: 74% ▲ 2.00%
• Median HH income: $49,307
• Composite: 61.79/100
• National rank: #734
• State rank: #101 of 289 in IA

Livability — Brooklyn

• Score: 66/100
• State rank: #509
• US rank: #11267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brooklyn, IA
• Population (ZIP): 2,671

Population outlook (Poweshiek County) Hauer SSP2

• Today (2025): 18,601 people
• By 2030: 18,342 · -1.4%
• By 2040: 17,944 · -3.5%
• By 2050: 18,029 · -3.1%
• By 2075: 19,945 · +7.2%
• By 2100: 22,637 · +21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: English 4% Slovak 3% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Poweshiek

• 2024 margin: R (+17.0) · D 40.8% · R 57.8% · Other 1.5%
• 2008→2024 swing: -28.7pp toward R · 2008: 11.8pp · 2024: -17.0pp
• All cycles: 2024: R+17.0 2020: R+13.3 2016: R+6.8 2012: D+9.1 2008: D+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.56%
• Current HPI: 332.4308
• 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

+89.5% since first listed

10 events — show timeline

• 2026-05-09 Relisted — IAR
• 2026-05-09 Price Changed $90,000 IAR
• 2026-02-19 Price Changed $95,000 IAR
• 2025-11-23 Price Changed $100,000 IAR
• 2025-11-04 Listed $110,000 IAR
• 2021-04-08 Sold (Public Records) $50,000 Public Records
• 2021-04-08 Sold (Public Records) $50,000 Public Records
• 2015-06-30 Sold (Public Records) $38,000 Public Records
• 2015-06-24 Sold (MLS) $38,000 IAR
• 2014-04-12 Listed $47,500 IAR

Property tax history

+0.4%/yr

Latest (2025): $1,010 · -21.1% YoY. Source: county tax records.