102 Dover St · Kingsley, IA 51028

$50,000

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 3 Days on market

Built 1920 6,825 sqft lot Est $97k · 49% under

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.7/10.0
• Schools +6.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

A door of opportunity is open on this corner lot home in Kingsley! This 2 bedroom, 1 bath home offers a chance for the next owner to bring their vision and finish the renovation work that has already been started. Several rooms have had demo work completed in preparation for updates, including removed flooring and paint prep in portions of the home. The home features a kitchen with center island, main floor laundry options, enclosed porch areas, vinyl siding, forced-air gas heat, and central air. Property is being sold strictly AS-IS, and the seller will make no repairs. Cash or commercial conventional financing only.

Key facts

• Enclosed porch areas
• Forced-air gas heat
• Vinyl siding

Tags

• CORNER LOT
• KITCHEN WITH CENTER ISLAND
• MAIN FLOOR LAUNDRY OPTIONS
• ENCLOSED PORCH AREAS
• VINYL SIDING
• FORCED-AIR GAS HEAT

Property features AI

Exterior

• Parking: Concrete parking; No covered garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Fixer condition
• Construction: Vinyl siding; Shingle roof
• Exterior features: Porch

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Partial basement; Porch
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($843 rent vs $50k).

Location & tenants

• Location reads 79/100 on livability (#119 in IA, #2,219 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Kingsley-Pierson Community School District (rural): math 68% / reading 73% proficiency, ranked #125 of 289 in IA (top 43%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Kingsley-Pierson High School (math 82% / reading 87%, grade A, #14 of 336 statewide, top 4%, 145 students, 31% FRL).
• Zoned-school proficiency averages 84% at this address vs 70% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Kingsley-Pierson Community School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 9 active listings in the ZIP; 147 units permitted in Plymouth County in 2024 (112 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($346 loan paydown + $2k appreciation (3.5% local appreciation)).
• At projected returns (3.5% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $50,000

Questions for the listing agent

1. Built in 1920 — 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: 1.69% ✓
• Cap rate: 14.02%
• Cash-on-cash: 27.61%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $97,216
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Dover St	0.40mi	2/1.0	744 (-5%)	18mo	$92,000	$124	58

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

Projected returns pro-forma

3.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.4%
• Equity multiple: 2.99×
• Total profit: $27,870
• Equity at exit: $23,886

10-year hold

• IRR: 34.2%
• Equity multiple: 5.92×
• Total profit: $68,886
• Equity at exit: $37,943

Cash invested: $14,000 (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 51028

• Home prices YoY: 1.6%
• Active inventory: 9
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $843 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$61 /mo · $734/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $322

Break-even live

Break-even rent $436

Max offer price $50,000

Occupancy floor 57%

Sensitivity live

Price	-10% $350	-5% $336	+0% $322	+5% $308	+10% $294
Rent	-10% $255	-5% $289	+0% $322	+5% $355	+10% $389
Rate	-1.0pp $347	-0.5pp $335	base $322	+0.5pp $309	+1.0pp $296

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $50,000 Active 3 DOM
2. 2026-06-17
   remarks 625-char remark
3. 2026-06-17
   listed $50,000 Active 1 DOM

ⓘ 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: $734 · $61/mo
• Projected year-2 tax: $760 · $63/mo
• Expected delta: +$26/yr (+$2/mo · 3.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°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: $10,121
• − Mortgage interest: −$2,801
• − Property taxes: −$734
• − Insurance: −$250
• − Repairs & maintenance: −$810
• − Management: −$810
• − Depreciation: −$1,455
• Taxable income: $3,262
• Est. tax owed @ 24.0%: −$783
• After-tax cash flow: $3,082/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: Kingsley-Pierson Community School District
• NCES district ID: 1915750
• Math proficiency: 68% ▼ -7.00%
• Reading proficiency: 73% ▲ 1.00%
• Median HH income: $55,579
• Composite: 60.3/100
• National rank: #852
• State rank: #125 of 289 in IA

Livability — Kingsley

• Score: 79/100
• State rank: #119
• US rank: #2219

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kingsley, IA
• Population (ZIP): 2,047

Population outlook (Plymouth County) Hauer SSP2

• Today (2025): 25,214 people
• By 2030: 25,257 · +0.2%
• By 2040: 25,304 · +0.4%
• By 2050: 25,421 · +0.8%
• By 2075: 26,820 · +6.4%
• By 2100: 27,604 · +9.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2%
• Common ancestry: Iranian 4% Portuguese 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Plymouth

• 2024 margin: Solid R (+54.2) · D 22.3% · R 76.5% · Other 1.2%
• 2008→2024 swing: -29.2pp toward R · 2008: -25.1pp · 2024: -54.2pp
• All cycles: 2024: R+54.2 2020: R+49.3 2016: R+51.9 2012: R+34.3 2008: R+25.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.49%
• Current HPI: 219.6691
• 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

1 event — show timeline

• 2026-06-17 Listed $50,000 NWIA

Property tax history

+5.0%/yr

Latest (2025): $734 · +36.9% YoY. Source: county tax records.