92 Rohr St #24 · Arnolds Park, IA 51331

$70,000

4 bd · 1.0 ba · 720 sqft · Manufactured · 147 Days on market

Built 1970 Fair condition 2,100 sqft lot $97/sqft · 10% below area Est $78k · 10% under ↓ 29% since listing

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Why this score? — see what drove the A 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
• ARV discount +11.9/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.9/10.0
• Schools +6.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Well maintained home with a large deck/patio. 2 Bedrooms with plenty of sleeping space, nice size living room, washer and dryer. This home is being sold furnished and ready for you to start enjoying Okoboji summers! Current land lease is $6700 for the season which runs May-Oct. Shared dock and hoist space is available through Lakewood Park.

Key facts

• Large deck
• Hoist space
• Shared dock

Tags

• LARGE DECK
• SHARED DOCK
• HOIST SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath manufactured listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($970 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#140 in IA, #2,548 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, schools A; Watch: amenities F, commute F.
• Okoboji Community School District (town): math 78% / reading 80% proficiency, ranked #40 of 289 in IA (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 80 active listings in the ZIP; 295 units permitted in Dickinson County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k appreciation (10.0% local appreciation)).
• Dickinson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $25k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.39% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.28%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (median comp): $77,500
• List price: $70,000
• Delta: -9.68%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 37.1%
• Equity multiple: 3.86×
• Total profit: $56,117
• Equity at exit: $63,062

10-year hold

• IRR: 32.0%
• Equity multiple: 8.71×
• Total profit: $151,146
• Equity at exit: $135,995

Cash invested: $19,600 (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 51331

• Home prices YoY: 10.3%
• Active inventory: 80
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $282

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 66%

Sensitivity live

Price	-10% $331	-5% $306	+0% $282	+5% $258	+10% $234
Rent	-10% $206	-5% $244	+0% $282	+5% $321	+10% $359
Rate	-1.0pp $318	-0.5pp $300	base $282	+0.5pp $264	+1.0pp $246

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-17
   status $70,000 Pending 147 DOM
2. 2026-06-16
   days on market $70,000 Active 147 DOM
3. 2026-06-15
   days on market $70,000 Active 146 DOM
4. 2026-06-13
   days on market $70,000 Active 144 DOM
5. 2026-06-12
   days on market $70,000 Active 143 DOM
6. 2026-06-09
   days on market $70,000 Active 140 DOM
7. 2026-06-08
   days on market $70,000 Active 139 DOM
8. 2026-06-07
   days on market $70,000 Active 138 DOM
9. 2026-06-07
   days on market $70,000 Active 137 DOM
10. 2026-06-04
    days on market $70,000 Active 134 DOM
11. 2026-06-02
    days on market $70,000 Active 133 DOM
12. 2026-06-01
    days on market $70,000 Active 132 DOM
13. 2026-05-31
    days on market $70,000 Active 131 DOM
14. 2026-05-31
    days on market $70,000 Active 130 DOM
15. 2026-05-18
    price $70,000 342-char remark

    Show marketing remark (342 chars)

    Well maintained home with a large deck/patio. 2 Bedrooms with plenty of sleeping space, nice size living room, washer and dryer. This home is being sold furnished and ready for you to start enjoying Okoboji summers! Current land lease is $6700 for the season which runs May-Oct. Shared dock and hoist space is available through Lakewood Park.

16. 2026-04-28
    price $80,000 342-char remark

    Show marketing remark (342 chars)

    Well maintained home with a large deck/patio. 2 Bedrooms with plenty of sleeping space, nice size living room, washer and dryer. This home is being sold furnished and ready for you to start enjoying Okoboji summers! Current land lease is $6700 for the season which runs May-Oct. Shared dock and hoist space is available through Lakewood Park.

17. 2026-01-20
    listed $95,000 Active 342-char remark

    Show marketing remark (342 chars)

    Well maintained home with a large deck/patio. 2 Bedrooms with plenty of sleeping space, nice size living room, washer and dryer. This home is being sold furnished and ready for you to start enjoying Okoboji summers! Current land lease is $6700 for the season which runs May-Oct. Shared dock and hoist space is available through Lakewood Park.

18. 2024-08-08
    listed $98,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥98°F today · 16 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: $11,636
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$2,036
• Taxable income: $2,417
• Est. tax owed @ 24.0%: −$580
• After-tax cash flow: $2,807/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.

Condition & rehab AI · 5 photos

Fair 45/100 Moderate rehab

The home is in fair condition with moderate repairs needed, primarily in the kitchen and interior. Paint touch-ups and minor repairs would significantly enhance its value.

Repairs flagged

• Major Kitchen cabinets — No photos of kitchen
• Minor Paint touch-ups — Some wear on interior walls
• Minor Deck maintenance — No visible damage

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Resale Replace kitchen cabinets — Improves functionality and appearance
• Both Deck repair — Maintains curb appeal and usability

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · No photos of kitchen	Major	$15,000–50,000
Paint touch-ups · Some wear on interior walls	Minor	$500–3,000
Deck maintenance · No visible damage	Minor	$500–3,000
Total estimated repair cost · 3 items		$16,000–56,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Resale Replace kitchen cabinets — Improves functionality and appearance ↑
• Both Deck repair — Maintains curb appeal and usability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Okoboji Community School District
• NCES district ID: 1900021
• Math proficiency: 78% ▲ 8.00%
• Reading proficiency: 80% ▲ 6.00%
• Median HH income: $50,522
• Composite: 66.88/100
• National rank: #403
• State rank: #40 of 289 in IA

Livability — Arnolds Park

• Score: 78/100
• State rank: #140
• US rank: #2548

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arnolds Park, IA
• City population: 920
• Population (ZIP): 920

Population outlook (Dickinson County) Hauer SSP2

• Today (2025): 18,133 people
• By 2030: 18,610 · +2.6%
• By 2040: 19,456 · +7.3%
• By 2050: 20,307 · +12.0%
• By 2075: 23,155 · +27.7%
• By 2100: 24,449 · +34.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Portuguese 8% Slovak 3% Iranian 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Dickinson

• 2024 margin: Solid R (+40.0) · D 29.5% · R 69.5% · Other 1.1%
• 2008→2024 swing: -34.6pp toward R · 2008: -5.4pp · 2024: -40.0pp
• All cycles: 2024: R+40.0 2020: R+33.6 2016: R+36.0 2012: R+18.0 2008: R+5.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.42%
• Current HPI: 207.79
• 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

-28.9% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $70,000 Iowa Great Lakes BOR
• 2026-04-28 Price Changed $80,000 Iowa Great Lakes BOR
• 2026-01-20 Listed $95,000 Iowa Great Lakes BOR
• 2024-08-08 Listed $98,500 Iowa Great Lakes BOR