305 S Prince St · Dow City, IA 51528

$79,000

3 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 23 Days on market

Built 1970 10,454 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Opportunity awaits with this 3 bedroom, 2 bath ranch home offering plenty of space and tons of potential. Features include a nice-sized living room and kitchen, 3 main floor bedrooms, plus 2 non-conforming bedrooms in the lower level. Furnace is approximately 4–8 years old. If you’re looking for your next project or investment opportunity, this home has great upside and endless possibilities. Priced at just $79,000, this could be the perfect chance to build equity and make it your own. Call today to schedule your personal tour!

Key facts

• 0.24 acre lot
• Garage
• Built 1970

Property features AI

Exterior

• Parking: Attached concrete garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Residential single-family home; Lot about 0.24 acres (approximately 75 x 140)
• Construction: HardiPlank-type siding
• Exterior features: Shingle roof

Interior

• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#557 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Boyer Valley Community School District (rural): math 67% / reading 62% proficiency, ranked #205 of 289 in IA (top 71%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Boyer Valley Elementary School (math 77% / reading 57%, grade B+, #273 of 616 statewide, top 51%, 200 students, 38% FRL); Boyer Valley Middle/High School (math 62% / reading 62%, grade B-, #242 of 336 statewide, top 76%, 220 students, 40% FRL).
• Market conditions: 4 active listings in the ZIP; 18 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($546 loan paydown + $2k appreciation (3.0% local appreciation)).
• Crawford County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Recommended offer $77,815 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.33% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.94%
• DSCR: 1.71
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 22.5%
• Equity multiple: 2.28×
• Total profit: $28,239
• Equity at exit: $35,522

10-year hold

• IRR: 23.4%
• Equity multiple: 4.36×
• Total profit: $74,328
• Equity at exit: $54,743

Cash invested: $22,120 (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 51528

• Active inventory: 4
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,049 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$88 /mo · $1,056/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $294

Break-even live

Break-even rent $677

Max offer price $79,000

Occupancy floor 67%

Sensitivity live

Price	-10% $339	-5% $316	+0% $294	+5% $271	+10% $249
Rent	-10% $211	-5% $252	+0% $294	+5% $335	+10% $377
Rate	-1.0pp $334	-0.5pp $314	base $294	+0.5pp $273	+1.0pp $253

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $79,000 Active 23 DOM
2. 2026-06-21
   days on market $79,000 Active 22 DOM
3. 2026-06-18
   days on market $79,000 Active 20 DOM
4. 2026-06-17
   days on market $79,000 Active 19 DOM
5. 2026-06-16
   days on market $79,000 Active 18 DOM
6. 2026-06-15
   days on market $79,000 Active 17 DOM
7. 2026-06-13
   days on market $79,000 Active 15 DOM
8. 2026-06-12
   days on market $79,000 Active 14 DOM
9. 2026-06-09
   days on market $79,000 Active 11 DOM
10. 2026-06-08
    days on market $79,000 Active 10 DOM
11. 2026-06-07
    days on market $79,000 Active 9 DOM
12. 2026-06-05
    days on market $79,000 Active 7 DOM
13. 2026-06-04
    days on market $79,000 Active 5 DOM
14. 2026-06-02
    days on market $79,000 Active 4 DOM
15. 2026-06-01
    days on market $79,000 Active 3 DOM
16. 2026-05-31
    days on market $79,000 Active 2 DOM
17. 2026-05-27
    listed $79,000 Active

ⓘ 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: $1,056 · $88/mo
• Projected year-2 tax: $1,148 · $96/mo
• Expected delta: +$92/yr (+$8/mo · 8.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $12,593
• − Mortgage interest: −$4,425
• − Property taxes: −$1,056
• − Insurance: −$395
• − Repairs & maintenance: −$1,007
• − Management: −$1,007
• − Depreciation: −$2,298
• Taxable income: $2,403
• Est. tax owed @ 24.0%: −$577
• After-tax cash flow: $2,949/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: Boyer Valley Community School District
• NCES district ID: 1909570
• Math proficiency: 67% ▼ -5.00%
• Reading proficiency: 62% ▼ -10.00%
• Median HH income: $46,628
• Composite: 54.51/100
• National rank: #1346
• State rank: #205 of 289 in IA

Livability — Dow City

• Score: 65/100
• State rank: #557
• US rank: #12556

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dow City, IA
• Population (ZIP): 604

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 17,186 people
• By 2030: 17,322 · +0.8%
• By 2040: 17,948 · +4.4%
• By 2050: 18,955 · +10.3%
• By 2075: 22,130 · +28.8%
• By 2100: 25,483 · +48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 10% Hispanic / Latino 9% Native American 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Portuguese 7% Romanian 1% Italian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+43.5) · D 27.8% · R 71.3%
• 2008→2024 swing: -48.6pp toward R · 2008: 5.1pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+36.8 2016: R+38.2 2012: R+8.2 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

• 2026-05-27 Listed $79,000 IAR

Property tax history

-0.6%/yr

Latest (2025): $1,056 · -19.1% YoY. Source: county tax records.