1267 Old Rossville Rd · Waterville, IA 52172

$89,000

3 bd · 1.0 ba · 945 sqft · SingleFamily public records · 19 Days on market

Built 1877 9,147 sqft lot

---

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 +6.2/10.0
• Appreciation +4.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Cute, efficient 3 bedroom 1 bath home with small guest house or "she shed" or "Man cave" The possibilities are endless! Low taxes, quiet smalltown living, easy access to Yellow River State forest, Mississippi River and all that NE Iowa has to offer! If you like to kayak or hike or are an outdoors-person who enjoy nature. .. Heres your chance! Come and see this cozy property in quaint Rossville Iowa!

Key facts

• Guest house
• Low taxes
• 9,147 sq ft lot

Tags

• GUEST HOUSE
• LOW TAXES

Property features AI

Finance

• Other: Lot size approximately 0.21 acre; Zoning: unknown; Washer, dryer, range, refrigerator and existing fixtures included; sellers' personal property excluded

Exterior

• Parking: 1-car garage
• Utilities: Shared well; Electric service
• Home design: 1.5-story single-family home; Finished living space below grade (partial finished area)
• Construction: Finished above-grade living area in the 751–1000 sq ft range; Finished below-grade area approximately 376
• Exterior features: Patio; Vinyl exterior

Interior

• Kitchen: Range; Refrigerator; Kitchen fixtures and attachments included
• Bedrooms: Main-level master bedroom (10 x 10); Upper-level bedroom (9 x 12); Upper-level bedroom (12 x 12)
• Bathrooms: Full master bathroom
• Heating & cooling: Electric heating; Heating/cooling: Other (see remarks)
• Interior features: Partial basement; Main-level living room; Main-level kitchen
• Laundry & utility: Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $88k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#515 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D, schools F, amenities F.
• Allamakee Community School District (town): math 71% / reading 75% proficiency, ranked #103 of 289 in IA (top 36%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 40 active listings in the ZIP; 61 units permitted in Allamakee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $178 of equity ($615 loan paydown + $-437 appreciation (-0.5% local appreciation)).
• Allamakee County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.5% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $89k implies a 394% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1877 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,665 (1.5% below list)

Questions for the listing agent

1. Built in 1877 — 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 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?
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: 1.51% ✓
• Cap rate: 12.82%
• Cash-on-cash: 23.33%
• DSCR: 2.04
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 2.05×
• Total profit: $26,213
• Equity at exit: $23,680

10-year hold

• IRR: 27.0%
• Equity multiple: 3.89×
• Total profit: $71,973
• Equity at exit: $26,791

Cash invested: $24,920 (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 52172

• Home prices YoY: -0.2%
• Active inventory: 40
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$74 /mo · $890/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $484

Break-even live

Break-even rent $732

Max offer price $89,000

Occupancy floor 59%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $89,000 Active 19 DOM
2. 2026-06-17
   days on market $89,000 Active 18 DOM
3. 2026-06-16
   days on market $89,000 Active 17 DOM
4. 2026-06-15
   days on market $89,000 Active 16 DOM
5. 2026-06-14
   days on market $89,000 Active 14 DOM
6. 2026-06-10
   days on market $89,000 Active 11 DOM
7. 2026-06-09
   days on market $89,000 Active 10 DOM
8. 2026-06-08
   days on market $89,000 Active 9 DOM
9. 2026-06-07
   days on market $89,000 Active 8 DOM
10. 2026-06-03
    days on market $89,000 Active 4 DOM
11. 2026-06-02
    days on market $89,000 Active 3 DOM
12. 2026-06-01
    days on market $89,000 Active 2 DOM
13. 2026-05-31
    remarks 405-char remark
14. 2026-05-31
    listed $89,000 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: $890 · $74/mo
• Projected year-2 tax: $1,144 · $95/mo
• Expected delta: +$254/yr (+$21/mo · 28.5%)

ⓘ 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 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: $16,138
• − Mortgage interest: −$4,985
• − Property taxes: −$890
• − Insurance: −$445
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − Depreciation: −$2,589
• Taxable income: $4,646
• Est. tax owed @ 24.0%: −$1,115
• After-tax cash flow: $4,698/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: Allamakee Community School District
• NCES district ID: 1903390
• Math proficiency: 71% ▼ -4.00%
• Reading proficiency: 75% ▲ 2.00%
• Median HH income: $48,705
• Composite: 61.72/100
• National rank: #738
• State rank: #103 of 289 in IA

Livability — Waterville

• Score: 66/100
• State rank: #515
• US rank: #11498

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,986

Population outlook (Allamakee County) Hauer SSP2

• Today (2025): 12,814 people
• By 2030: 12,146 · -5.2%
• By 2040: 10,750 · -16.1%
• By 2050: 9,506 · -25.8%
• By 2075: 7,779 · -39.3%
• By 2100: 6,870 · -46.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Portuguese 16% Lithuanian 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 3% German/W. Germanic 3% Other Indo-European 2%

Political lean MEDSL · Allamakee

• 2024 margin: Solid R (+34.3) · D 32.2% · R 66.5% · Other 1.3%
• 2008→2024 swing: -48.6pp toward R · 2008: 14.2pp · 2024: -34.3pp
• All cycles: 2024: R+34.3 2020: R+29.1 2016: R+24.3 2012: D+4.1 2008: D+14.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.49%
• Current HPI: 236.5413
• 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

+394.4% since first listed

2 events — show timeline

• 2026-05-29 Listed $89,000 SCWMLS
• 2019-09-23 Sold (Public Records) $18,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $890 · +4.7% YoY. Source: county tax records.