210 E Center St · Winfield, IA 52659

$134,900

4 bd · 1.0 ba · 1,575 sqft · SingleFamily public records · 14 Days on market

Built 1900 10,454 sqft lot Est $151k · 11% under

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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 +18.7/30.0
• ARV discount +12.4/15.0
• DSCR +5.9/10.0
• Schools +5.1/10.0
• Appreciation +5.0/10.0
• 1% rule +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable home on a corner lot in friendly Winfield is ready for it's new owner!! Many updates have been done including new central air and ductwork in 2025, new kitchen with new SS appliances, new full bath, new flooring, new light fixtures, and fresh paint throughout. Plenty of living space on the main floor with 3 large bedrooms on the upper floor. Don't let this opportunity pass by as these opportunities don't happen often!

Key facts

• New kitchen
• New ss appliances
• New flooring

Tags

• CORNER LOT
• NEW CENTRAL AIR
• NEW KITCHEN
• NEW SS APPLIANCES
• NEW FULL BATH
• NEW FLOORING

Property features AI

Finance

• HOA & community: Association fee paid annually; Community features: Other

Exterior

• Parking: No parking listed
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2-story
• Construction: Vinyl siding and frame construction; Stone foundation
• Exterior features: Garden; Corner lot; Lot dimensions approximately 64 x 165 (0.24 acres)

Interior

• Kitchen: Refrigerator included
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric, forced air and natural gas heating
• Interior features: Storm windows; Other interior features
• Laundry & utility: Main-level laundry room; Partial unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (7.5% below list).
• Recommended offer: $125k (7.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#471 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Winfield-Mt Union Community School District (rural): math 56% / reading 64% proficiency, ranked #243 of 289 in IA (top 84%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 30 units permitted in Henry County in 2024 (8 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (3.0% local appreciation)).
• Henry County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 5y 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 $57k; list at $135k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $124,738 (7.5% 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: 0.92% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.25%
• DSCR: 1.19
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $151,200
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 E Center St	0.00mi	4/1.0	1,575 (0%)	11mo	$57,000	$36	91
202 N Clark St	0.36mi	4/1.0	1,613 (+2%)	9mo	$132,000	$82	72
309 S Locust St	0.13mi	4/1.5	1,437 (-9%)	22mo	$138,000	$96	59
103 N Bashford St	0.41mi	3/2.0 (-1)	1,475 (-6%)	14mo	$195,500	$133	50

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: 11.4%
• Equity multiple: 1.65×
• Total profit: $24,731
• Equity at exit: $60,657

10-year hold

• IRR: 13.6%
• Equity multiple: 3.01×
• Total profit: $76,091
• Equity at exit: $93,479

Cash invested: $37,772 (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 52659

• Active inventory: 5
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$88 /mo · $1,058/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $134

Break-even live

Break-even rent $1,078

Max offer price $134,900

Occupancy floor 84%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $134,900 Active 14 DOM
2. 2026-06-17
   days on market $134,900 Active 13 DOM
3. 2026-06-16
   days on market $134,900 Active 12 DOM
4. 2026-06-15
   days on market $134,900 Active 11 DOM
5. 2026-06-13
   days on market $134,900 Active 9 DOM
6. 2026-06-12
   days on market $134,900 Active 8 DOM
7. 2026-06-09
   days on market $134,900 Active 5 DOM
8. 2026-06-08
   days on market $134,900 Active 4 DOM
9. 2026-06-07
   days on market $134,900 Active 3 DOM
10. 2026-06-07
    remarks 432-char remark
11. 2026-06-07
    listed $134,900 Active 2 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: $1,058 · $88/mo
• Projected year-2 tax: $1,588 · $132/mo
• Expected delta: +$530/yr (+$44/mo · 50.1%)

ⓘ 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 ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,969
• − Mortgage interest: −$7,556
• − Property taxes: −$1,058
• − Insurance: −$674
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$3,924
• Taxable loss: −$640
• Est. tax savings @ 24.0%: +$154
• After-tax cash flow: $1,757/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: Winfield-Mt Union Community School District
• NCES district ID: 1931830
• Math proficiency: 56% ▼ -8.00%
• Reading proficiency: 64% ▬ 0.00%
• Median HH income: $51,223
• Composite: 51.16/100
• National rank: #1761
• State rank: #243 of 289 in IA

Livability — Winfield

• Score: 67/100
• State rank: #471
• US rank: #10360

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winfield, IA
• City population: 1,393
• Population (ZIP): 1,393

Population outlook (Henry County) Hauer SSP2

• Today (2025): 19,583 people
• By 2030: 19,271 · -1.6%
• By 2040: 18,505 · -5.5%
• By 2050: 17,796 · -9.1%
• By 2075: 16,821 · -14.1%
• By 2100: 15,549 · -20.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 1%
• Common ancestry: Slovak 5% Lithuanian 2% Romanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+36.0) · D 31.3% · R 67.3% · Other 1.5%
• 2008→2024 swing: -30.9pp toward R · 2008: -5.0pp · 2024: -36.0pp
• All cycles: 2024: R+36.0 2020: R+32.4 2016: R+30.9 2012: R+6.0 2008: R+5.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+145.3% since first listed

18 events — show timeline

• 2026-06-06 Contingent — IAR
• 2026-06-04 Listed $134,900 ICAARMLS
• 2026-06-04 Listed $134,900 IAR
• 2025-07-30 Sold (Public Records) $57,000 Public Records
• 2025-07-24 Sold (MLS) $57,000 IAR
• 2025-06-19 Pending — IAR
• 2025-05-16 Listed $67,900 IAR
• 2024-04-05 Price Changed $53,000 ICAARMLS
• 2021-10-21 Sold (Public Records) $53,000 Public Records
• 2021-10-15 Sold (MLS) $53,000 Muscatine BOR
• 2021-10-15 Sold (MLS) $53,000 IAR
• 2021-10-15 Sold (MLS) $53,000 ICAARMLS
• 2021-10-01 Sold (MLS) $53,000 CRAAR, CDRMLS
• 2021-08-29 Price Changed $55,000 ICAARMLS
• 2021-07-30 Listed $55,000 CRAAR, CDRMLS
• 2021-07-30 Listed $55,000 Muscatine BOR
• 2021-07-30 Listed $55,000 IAR
• 2021-07-30 Listed $55,000 ICAARMLS

Property tax history

+5.3%/yr

Latest (2025): $1,058 · +8.8% YoY. Source: county tax records.