302 Tilford St · Dysart, IA 52224

$82,500

2 bd · 1.0 ba · 852 sqft · SingleFamily public records · 6 Days on market

Built 1900 8,276 sqft lot

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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 +19.6/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Schools +6.5/10.0
• DSCR +6.2/10.0
• 1% rule +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This nice cozy home offers a spacious living room, a dining area and a galley style kitchen. There are two nice sized bedrooms and a 3/4 bath with a new, very nice walk-in shower with bench, grab bars and rain shower head! New deck paint on the front porch in 2025. Also new front storm door, interior door and front porch light 2025. New vinyl plank flooring in both bedrooms in 2025. Plenty of room in the basement for storage. There is a 1 stall garage and 2 smaller storage sheds for mowers and yard & garden tools. Located on a nice corner lot close to downtown. Amenities include a public pool, daycare for families, public library, a beautiful city park and many community activities th

Key facts

• New front storm door
• New walk-in shower
• Galley style kitchen

Tags

• SPACIOUS LIVING ROOM
• GALLEY STYLE KITCHEN
• NEW WALK-IN SHOWER
• NEW FRONT STORM DOOR
• NEW VINYL PLANK FLOORING
• CORNER LOT

Property features AI

Exterior

• Parking: Detached garage; Gravel parking; 1 garage space
• Utilities: Public water; Public sewer; 100 Amp electric service with circuit breakers
• Home design: Single-family residence; Residential zoning
• Construction: Frame construction with vinyl siding; Foundation area matches above-grade area
• Exterior features: Shingle roof; Corner lot; Public maintained road; City street frontage

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: One three-quarter bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Insulated windows; Basement; Accessible full bath; Storage
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $79k (4.0% below list).
• Recommended offer: $79k (4.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#158 in IA, #2,881 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: employment C-, amenities F, commute F.
• Union Community School District (rural): math 77% / reading 75% proficiency, ranked #53 of 289 in IA (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical; only 20% free/reduced lunch — higher-income household profile.
• Market conditions: 27 active listings in the ZIP; 17 units permitted in Tama County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($570 loan paydown + $4k appreciation (4.4% local appreciation)).
• Tama County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~4 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $82k implies a 65% 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 $79,212 (4.0% below list)

Questions for the listing agent

1. Built in 1900 — 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 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?
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: 0.96% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.94%
• DSCR: 1.22
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 1.96×
• Total profit: $22,283
• Equity at exit: $43,799

10-year hold

• IRR: 16.4%
• Equity multiple: 3.75×
• Total profit: $63,525
• Equity at exit: $73,254

Cash invested: $23,100 (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 52224

• Home prices YoY: 2.6%
• Active inventory: 27
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $792 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $95

Break-even live

Break-even rent $672

Max offer price $82,500

Occupancy floor 83%

Sensitivity live

Price	-10% $142	-5% $118	+0% $95	+5% $72	+10% $48
Rent	-10% $33	-5% $64	+0% $95	+5% $126	+10% $158
Rate	-1.0pp $137	-0.5pp $116	base $95	+0.5pp $74	+1.0pp $52

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-07
   statusdays on market $82,500 Pending 6 DOM
2. 2026-06-02
   days on market $82,500 Active 5 DOM
3. 2026-06-01
   days on market $82,500 Active 4 DOM
4. 2026-05-31
   days on market $82,500 Active 3 DOM
5. 2026-05-30
   days on market $82,500 Active 2 DOM
6. 2026-05-27
   listed $82,500 Active
7. 2020-01-03
   soldstatus $50,000

ⓘ 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: $764 · $64/mo
• Projected year-2 tax: $1,030 · $86/mo
• Expected delta: +$266/yr (+$22/mo · 34.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥103°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: $9,505
• − Mortgage interest: −$4,621
• − Property taxes: −$764
• − Insurance: −$412
• − Repairs & maintenance: −$760
• − Management: −$760
• − Depreciation: −$2,400
• Taxable loss: −$213
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $1,192/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: Union Community School District
• NCES district ID: 1900022
• Math proficiency: 77% ▼ -3.00%
• Reading proficiency: 75% ▲ 2.00%
• Median HH income: $58,114
• Composite: 65.13/100
• National rank: #496
• State rank: #53 of 289 in IA

Livability — Dysart

• Score: 77/100
• State rank: #158
• US rank: #2881

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dysart, IA
• Population (ZIP): 1,954

Population outlook (Tama County) Hauer SSP2

• Today (2025): 16,690 people
• By 2030: 16,217 · -2.8%
• By 2040: 15,207 · -8.9%
• By 2050: 14,186 · -15.0%
• By 2075: 12,228 · -26.7%
• By 2100: 10,386 · -37.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Asian 3% Two or more races 2% Black 1%
• Common ancestry: Iranian 2% Romanian 2% Italian 2%
• Foreign-born: 3% · China

Political lean MEDSL · Tama

• 2024 margin: Strong R (+26.9) · D 35.7% · R 62.6% · Other 1.7%
• 2008→2024 swing: -39.1pp toward R · 2008: 12.2pp · 2024: -26.9pp
• All cycles: 2024: R+26.9 2020: R+19.1 2016: R+20.6 2012: D+7.4 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.40%
• Current HPI: 174.1922
• 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

+65.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $82,500 IAR
• 2020-01-03 Sold (Public Records) $50,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $764 · -8.8% YoY. Source: county tax records.