125 W Mission St · Strawberry Point, IA 52076

$65,900

4 bd · 1.5 ba · 2,527 sqft · SingleFamily public records · 77 Days on market

Built 1920 8,000 sqft lot $26/sqft · 63% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large 5 bedroom 1.5 bath 2 story property being offered in an upcoming online event. Full length covered front porch entry. There is a back yard concrete patio and detached 20 x 24 garage. Unfinished 978 SF stone basement. Radiant heating system. Property failed pressure test. Information believed accurate but not guaranteed. Auction begins on 05/23/26 and ends on 05/26/26 at 15:00 CST

Key facts

• Covered front porch
• Detached garage
• 8,000 sq ft lot

Tags

• COVERED FRONT PORCH
• BACK YARD CONCRETE PATIO
• DETACHED GARAGE
• UNFINISHED STONE BASEMENT
• RADIANT HEATING SYSTEM

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $62k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#300 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Starmont Community School District (rural): math 62% / reading 68% proficiency, ranked #202 of 289 in IA (top 70%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 15 active listings in the ZIP; 48 units permitted in Clayton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $456 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clayton County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,946 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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 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?
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: 1.97% ✓
• Cap rate: 16.23%
• Cash-on-cash: 35.47%
• DSCR: 2.58
• GRM: 4.2

CMA / ARV

• ARV (median comp): $182,013
• List price: $65,900
• Delta: -63.79%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Locust St	0.17mi	5/3.0 (+1)	2,576 (+2%)	21mo	$289,000	$112	60
312 Westwood Dr. Dr	0.38mi	3/2.0 (-1)	2,321 (-8%)	14mo	$229,500	$99	50
206 Westwood Ave	0.33mi	3/2.0 (-1)	2,211 (-12%)	11mo	$202,000	$91	48
210 Feulner St	0.41mi	3/1.5 (-1)	2,740 (+8%)	22mo	$170,000	$62	43

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

Projected returns pro-forma

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

5-year hold

• IRR: 31.1%
• Equity multiple: 2.31×
• Total profit: $24,099
• Equity at exit: $9,826

10-year hold

• IRR: 38.3%
• Equity multiple: 4.57×
• Total profit: $65,868
• Equity at exit: $5,698

Cash invested: $18,452 (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 52076

• Home prices YoY: -6.1%
• Active inventory: 15
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,302 medium
• Mortgage (P&I): −$346
• Tax from tax record: −$110 /mo · $1,316/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $545

Break-even live

Break-even rent $611

Max offer price $65,900

Occupancy floor 53%

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: $16,475
• Closing costs: $1,977
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $65,900 Active 77 DOM
2. 2026-06-17
   days on market $65,900 Active 76 DOM
3. 2026-06-16
   days on market $65,900 Active 75 DOM
4. 2026-06-15
   days on market $65,900 Active 74 DOM
5. 2026-06-13
   days on market $65,900 Active 72 DOM
6. 2026-06-12
   days on market $65,900 Active 71 DOM
7. 2026-06-09
   pricedays on market $65,900 Active 68 DOM
8. 2026-06-08
   days on market $76,000 Active 67 DOM
9. 2026-06-07
   days on market $76,000 Active 66 DOM
10. 2026-06-07
    days on market $76,000 Active 65 DOM
11. 2026-06-04
    days on market $76,000 Active 62 DOM
12. 2026-06-02
    days on market $76,000 Active 61 DOM
13. 2026-06-01
    days on market $76,000 Active 60 DOM
14. 2026-05-31
    days on market $76,000 Active 59 DOM
15. 2026-05-31
    days on market $76,000 Active 58 DOM
16. 2026-04-28
    price $86,000 388-char remark

    Show marketing remark (388 chars)

    Large 5 bedroom 1.5 bath 2 story property being offered in an upcoming online event. Full length covered front porch entry. There is a back yard concrete patio and detached 20 x 24 garage. Unfinished 978 SF stone basement. Radiant heating system. Property failed pressure test. Information believed accurate but not guaranteed. Auction begins on 05/23/26 and ends on 05/26/26 at 15:00 CST

17. 2026-04-01
    listed $96,000 Active 388-char remark

    Show marketing remark (388 chars)

    Large 5 bedroom 1.5 bath 2 story property being offered in an upcoming online event. Full length covered front porch entry. There is a back yard concrete patio and detached 20 x 24 garage. Unfinished 978 SF stone basement. Radiant heating system. Property failed pressure test. Information believed accurate but not guaranteed. Auction begins on 05/23/26 and ends on 05/26/26 at 15:00 CST

18. 2024-10-20
    price $79,900
19. 2024-10-11
    price $99,900
20. 2015-02-12
    soldstatus $63,000

ⓘ 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: $1,316 · $110/mo
• Projected year-2 tax: $1,316 · $110/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 2/10 Low 7 d/yr ≥100°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: $15,618
• − Mortgage interest: −$3,691
• − Property taxes: −$1,316
• − Insurance: −$330
• − Repairs & maintenance: −$1,249
• − Management: −$1,249
• − Depreciation: −$1,917
• Taxable income: $5,865
• Est. tax owed @ 24.0%: −$1,408
• After-tax cash flow: $5,138/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: Starmont Community School District
• NCES district ID: 1927270
• Math proficiency: 62% ▼ -8.00%
• Reading proficiency: 68% ▲ 2.00%
• Median HH income: $45,213
• Composite: 54.75/100
• National rank: #1319
• State rank: #202 of 289 in IA

Livability — Strawberry Point

• Score: 72/100
• State rank: #300
• US rank: #5806

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: Strawberry Point, IA
• Population (ZIP): 2,231

Population outlook (Clayton County) Hauer SSP2

• Today (2025): 16,656 people
• By 2030: 15,986 · -4.0%
• By 2040: 14,554 · -12.6%
• By 2050: 13,187 · -20.8%
• By 2075: 11,131 · -33.2%
• By 2100: 9,733 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Portuguese 4% Slovak 2% Iranian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Clayton

• 2024 margin: Solid R (+34.5) · D 32.2% · R 66.7% · Other 1.2%
• 2008→2024 swing: -51.7pp toward R · 2008: 17.2pp · 2024: -34.5pp
• All cycles: 2024: R+34.5 2020: R+28.8 2016: R+22.8 2012: D+6.9 2008: D+17.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.49%
• Current HPI: 254.78
• 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

+36.5% since first listed

5 events — show timeline

• 2026-04-28 Price Changed $86,000 NEIRBR as distributed by MLS GRID
• 2026-04-01 Listed $96,000 NEIRBR as distributed by MLS GRID
• 2024-10-20 Price Changed $79,900 NEIRBR as distributed by MLS GRID
• 2024-10-11 Price Changed $99,900 NEIRBR as distributed by MLS GRID
• 2015-02-12 Sold (Public Records) $63,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,316 · +6.6% YoY. Source: county tax records.