201 Park St · Dunlap, IA 51529

$9,900

2 bd · 1.5 ba · 1,332 sqft · SingleFamily public records · 24 Days on market

Built 1900 7,405 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 +15.0/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This property is an excellent investment opportunity for fix and flip, rental, or make it your own. Repairs are needed, but there is a ton of potential with this bargain. Call today- don't wait around!

Key facts

• 7,405 sq ft lot
• Built 1900
• Listed 24 days

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Wood siding construction; Above-grade finished area 1,332
• Exterior features: Lot approximately 0.17 acres (75 x 100)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Basement present

🏷️ Possibly a rental listed for sale. The $9,900 price doesn't fit this home's estimated sale value (~$134,532) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $10k.

Deal economics

• At list price, monthly cash flow is $797 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $10k).
• Recommended offer: $10k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#246 in IA, #4,732 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• 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.
• Market conditions: 6 active listings in the ZIP; 41 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $599 of equity ($68 loan paydown + $531 appreciation (5.4% local appreciation)).
• Harrison County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $3k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($10k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $8k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $9,751 (1.5% 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 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: 11.15% ✓
• Cap rate: 102.90%
• Cash-on-cash: 345.01%
• DSCR: 16.35
• GRM: 0.7

CMA / ARV

• ARV (on-the-fly): $134,532
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Park St	0.00mi	2/1.5	1,332 (0%)	3mo	$7,700	$6	97
308 S Eleventh St	0.45mi	3/2.0 (+1)	1,333 (+0%)	6mo	$135,000	$101	66
1105 Clinton St	0.62mi	2/2.0	1,300 (-2%)	13mo	$179,000	$138	54

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

Projected returns pro-forma

5.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 20.22×
• Total profit: $53,267
• Equity at exit: $5,828

10-year hold

• IRR: —
• Equity multiple: 43.24×
• Total profit: $117,092
• Equity at exit: $10,244

Cash invested: $2,772 (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 51529

• Home prices YoY: 2.8%
• Active inventory: 6
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$52
• Tax from tax record: −$19 /mo · $228/yr
• Insurance: −$4
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $797

Break-even live

Break-even rent $95

Max offer price $9,900

Occupancy floor 23%

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: $2,475
• Closing costs: $297
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $9,900 Active 24 DOM
2. 2026-06-17
   days on market $9,900 Active 23 DOM
3. 2026-06-16
   days on market $9,900 Active 22 DOM
4. 2026-06-15
   days on market $9,900 Active 21 DOM
5. 2026-06-13
   days on market $9,900 Active 19 DOM
6. 2026-06-12
   days on market $9,900 Active 18 DOM
7. 2026-06-09
   days on market $9,900 Active 15 DOM
8. 2026-06-08
   days on market $9,900 Active 14 DOM
9. 2026-06-07
   days on market $9,900 Active 13 DOM
10. 2026-06-05
    days on market $9,900 Active 11 DOM
11. 2026-06-04
    days on market $9,900 Active 9 DOM
12. 2026-06-02
    days on market $9,900 Active 8 DOM
13. 2026-06-01
    days on market $9,900 Active 7 DOM
14. 2026-05-31
    days on market $9,900 Active 6 DOM
15. 2026-05-31
    days on market $9,900 Active 5 DOM
16. 2026-05-25
    listed $9,900 Active
17. 2026-03-18
    soldstatus $7,700 Closed 201-char remark

    Show marketing remark (201 chars)

    This property is an excellent investment opportunity for fix and flip, rental, or make it your own. Repairs are needed, but there is a ton of potential with this bargain. Call today- don't wait around!

18. 2026-03-05
    status Pending 201-char remark

    Show marketing remark (201 chars)

    This property is an excellent investment opportunity for fix and flip, rental, or make it your own. Repairs are needed, but there is a ton of potential with this bargain. Call today- don't wait around!

19. 2026-02-11
    historical Active Under Contract 201-char remark

    Show marketing remark (201 chars)

    This property is an excellent investment opportunity for fix and flip, rental, or make it your own. Repairs are needed, but there is a ton of potential with this bargain. Call today- don't wait around!

20. 2026-02-10
    listed $7,900 Active 201-char remark

    Show marketing remark (201 chars)

    This property is an excellent investment opportunity for fix and flip, rental, or make it your own. Repairs are needed, but there is a ton of potential with this bargain. Call today- don't wait around!

ⓘ 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: $228 · $19/mo
• Projected year-2 tax: $228 · $19/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $13,246
• − Mortgage interest: −$555
• − Property taxes: −$228
• − Insurance: −$50
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$288
• Taxable income: $10,006
• Est. tax owed @ 24.0%: −$2,402
• After-tax cash flow: $7,162/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 — Dunlap

• Score: 74/100
• State rank: #246
• US rank: #4732

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunlap, IA
• Population (ZIP): 2,026

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 13,193 people
• By 2030: 12,519 · -5.1%
• By 2040: 11,134 · -15.6%
• By 2050: 9,749 · -26.1%
• By 2075: 7,254 · -45.0%
• By 2100: 5,298 · -59.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 1% Black 1% Hispanic / Latino 1%
• Common ancestry: Portuguese 5% Iranian 3% Romanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+41.8) · D 28.3% · R 70.1% · Other 1.6%
• 2008→2024 swing: -37.2pp toward R · 2008: -4.7pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.4 2016: R+37.5 2012: R+12.7 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.36%
• Current HPI: 197.8202
• 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

+25.3% since first listed

5 events — show timeline

• 2026-05-25 Listed $9,900 IAR
• 2026-03-18 Sold (MLS) $7,700 IAR
• 2026-03-05 Pending — IAR
• 2026-02-11 Contingent — IAR
• 2026-02-10 Listed $7,900 IAR

Property tax history

+8.1%/yr

Latest (2025): $228 · +3.6% YoY. Source: county tax records.