105 W Niagara St · Garnavillo, IA 52049

$110,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 1 Days on market

Built 1974 4,556 sqft lot Est $78k · 41% over

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Why this score? — see what drove the F 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 +11.5/30.0
• Schools +5.8/10.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Act fast on this one…. .. solid 2 bedroom home in Garnavillo on a corner lot! The exterior of the home has been updated with vinyl siding, metal roof and vinyl windows. The interior of the home will need some work as this was a “smokers” home, everything will need painted and new flooring. The basement is ready for you to add your finishing touches to and it is a walk out basement. You could easily add duct work for a forced air furnace so you can have central AC. This home is being sold as is with all of the remaining items left in the home for you to do as you wish with. This would make a great home for the retiring couple, single or young couple and also a great rental property.

Key facts

• Vinyl windows
• Metal roof
• Fresh paint

Tags

• CORNER LOT
• VINYL SIDING
• METAL ROOF
• VINYL WINDOWS
• FRESH PAINT
• NEW FLOORING

Property features AI

Exterior

• Parking: Carport
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Zoned R-1
• Construction: Vinyl siding; Metal roof
• Exterior features: Garden; Deck; Corner lot; Sidewalks in the community

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Exhaust fan for ventilation; Ceiling fan(s) and wall unit(s) for cooling
• Interior features: Ceiling fan(s); Vented exhaust fan; Electric water heater; Has basement with concrete, unfinished walk-out access and both interior and exterior entry
• Laundry & utility: Laundry on lower level with washer hookup, electric dryer hookup, and gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-36 ($-438/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $86k (22.2% below list).
• Recommended offer: $86k (22.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#182 in IA, #3,264 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Clayton Ridge Community School District (rural): math 66% / reading 72% proficiency, ranked #164 of 289 in IA (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Clayton Ridge Elementary School (math 72% / reading 77%, grade A, #131 of 616 statewide, top 27%, 306 students, 38% FRL); Clayton Ridge Middle School (math 67% / reading 77%, grade A, #95 of 246 statewide, top 42%, 125 students, 40% FRL); Clayton Ridge High School (math 67% / reading 82%, grade B+, #89 of 336 statewide, top 30%, 192 students, 43% FRL).
• Market conditions: 11 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 $761 of loan paydown is wiped out by about $3k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y ago 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 $68k; list at $110k implies a 62% gain — meaningful room to come down on a strong offer.

Recommended offer $85,616 (22.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $77,760
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 N Roosevelt St	0.29mi	3/1.0 (+1)	988 (+14%)	16mo	$88,500	$90	44

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: -18.7%
• Equity multiple: 0.35×
• Total profit: $-20,165
• Equity at exit: $16,401

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-20,617
• Equity at exit: $9,511

Cash invested: $30,800 (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 52049

• Home prices YoY: -5.7%
• Active inventory: 11
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $856 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$90 /mo · $1,082/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $-36

Break-even live

Break-even rent $902

Max offer price $103,555

Occupancy floor 99%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-17
   status Pending
2. 2026-05-15
   listed $110,000 Active
3. 2022-12-13
   soldstatus $68,000 Closed 710-char remark

   Show marketing remark (710 chars)

   Act fast on this one…. .. solid 2 bedroom home in Garnavillo on a corner lot! The exterior of the home has been updated with vinyl siding, metal roof and vinyl windows. The interior of the home will need some work as this was a “smokers” home, everything will need painted and new flooring. The basement is ready for you to add your finishing touches to and it is a walk out basement. You could easily add duct work for a forced air furnace so you can have central AC. This home is being sold as is with all of the remaining items left in the home for you to do as you wish with. This would make a great home for the retiring couple, single or young couple and also a great rental property.

4. 2022-12-13
   soldstatus $68,000 Closed 710-char remark

   Show marketing remark (710 chars)

   Act fast on this one…. .. solid 2 bedroom home in Garnavillo on a corner lot! The exterior of the home has been updated with vinyl siding, metal roof and vinyl windows. The interior of the home will need some work as this was a “smokers” home, everything will need painted and new flooring. The basement is ready for you to add your finishing touches to and it is a walk out basement. You could easily add duct work for a forced air furnace so you can have central AC. This home is being sold as is with all of the remaining items left in the home for you to do as you wish with. This would make a great home for the retiring couple, single or young couple and also a great rental property.

5. 2022-12-13
   soldstatus $68,000

   Show marketing remark (710 chars)

   Act fast on this one…. .. solid 2 bedroom home in Garnavillo on a corner lot! The exterior of the home has been updated with vinyl siding, metal roof and vinyl windows. The interior of the home will need some work as this was a “smokers” home, everything will need painted and new flooring. The basement is ready for you to add your finishing touches to and it is a walk out basement. You could easily add duct work for a forced air furnace so you can have central AC. This home is being sold as is with all of the remaining items left in the home for you to do as you wish with. This would make a great home for the retiring couple, single or young couple and also a great rental property.

6. 2022-11-25
   status Pending 710-char remark

   Show marketing remark (710 chars)

   Act fast on this one…. .. solid 2 bedroom home in Garnavillo on a corner lot! The exterior of the home has been updated with vinyl siding, metal roof and vinyl windows. The interior of the home will need some work as this was a “smokers” home, everything will need painted and new flooring. The basement is ready for you to add your finishing touches to and it is a walk out basement. You could easily add duct work for a forced air furnace so you can have central AC. This home is being sold as is with all of the remaining items left in the home for you to do as you wish with. This would make a great home for the retiring couple, single or young couple and also a great rental property.

7. 2022-11-25
   status Pending 710-char remark

   Show marketing remark (710 chars)

   Act fast on this one…. .. solid 2 bedroom home in Garnavillo on a corner lot! The exterior of the home has been updated with vinyl siding, metal roof and vinyl windows. The interior of the home will need some work as this was a “smokers” home, everything will need painted and new flooring. The basement is ready for you to add your finishing touches to and it is a walk out basement. You could easily add duct work for a forced air furnace so you can have central AC. This home is being sold as is with all of the remaining items left in the home for you to do as you wish with. This would make a great home for the retiring couple, single or young couple and also a great rental property.

8. 2022-11-22
   listed $52,000 Active 710-char remark

   Show marketing remark (710 chars)

   Act fast on this one…. .. solid 2 bedroom home in Garnavillo on a corner lot! The exterior of the home has been updated with vinyl siding, metal roof and vinyl windows. The interior of the home will need some work as this was a “smokers” home, everything will need painted and new flooring. The basement is ready for you to add your finishing touches to and it is a walk out basement. You could easily add duct work for a forced air furnace so you can have central AC. This home is being sold as is with all of the remaining items left in the home for you to do as you wish with. This would make a great home for the retiring couple, single or young couple and also a great rental property.

9. 2022-11-22
   listed $52,000 Active 710-char remark

   Show marketing remark (710 chars)

   Act fast on this one…. .. solid 2 bedroom home in Garnavillo on a corner lot! The exterior of the home has been updated with vinyl siding, metal roof and vinyl windows. The interior of the home will need some work as this was a “smokers” home, everything will need painted and new flooring. The basement is ready for you to add your finishing touches to and it is a walk out basement. You could easily add duct work for a forced air furnace so you can have central AC. This home is being sold as is with all of the remaining items left in the home for you to do as you wish with. This would make a great home for the retiring couple, single or young couple and also a great rental property.

ⓘ 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: $1,082 · $90/mo
• Projected year-2 tax: $1,404 · $117/mo
• Expected delta: +$322/yr (+$27/mo · 29.8%)

ⓘ 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 ≥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: $10,274
• − Mortgage interest: −$6,162
• − Property taxes: −$1,082
• − Insurance: −$550
• − Repairs & maintenance: −$822
• − Management: −$822
• − Depreciation: −$3,200
• Taxable loss: −$2,364
• Est. tax savings @ 24.0%: +$567
• After-tax cash flow: $129/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: Clayton Ridge Community School District
• NCES district ID: 1913350
• Math proficiency: 66% ▼ -1.00%
• Reading proficiency: 72% ▲ 3.00%
• Median HH income: $46,597
• Composite: 58.19/100
• National rank: #1024
• State rank: #164 of 289 in IA

Livability — Garnavillo

• Score: 76/100
• State rank: #182
• US rank: #3264

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garnavillo, IA
• Population (ZIP): 1,336

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 (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Portuguese 17% Slovak 3% German 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1% French/Haitian/Cajun 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: ▼ -7.20%
• Current HPI: 119.1
• 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

+111.5% since first listed

9 events — show timeline

• 2026-05-17 Pending — NEIRBR as distributed by MLS GRID
• 2026-05-15 Listed $110,000 NEIRBR as distributed by MLS GRID
• 2022-12-13 Sold (Public Records) $68,000 Public Records
• 2022-12-13 Sold (MLS) $68,000 ECIMLS
• 2022-12-13 Sold (MLS) $68,000 NEIRBR as distributed by MLS GRID
• 2022-11-25 Pending — NEIRBR as distributed by MLS GRID
• 2022-11-25 Pending — ECIMLS
• 2022-11-22 Listed $52,000 ECIMLS
• 2022-11-22 Listed $52,000 NEIRBR as distributed by MLS GRID

Property tax history

+1.8%/yr

Latest (2025): $1,082 · +7.3% YoY. Source: county tax records.