701 Maple St · Atlantic, IA 50022

$89,900

3 bd · 1.5 ba · 2,520 sqft · SingleFamily public records · 67 Days on market

Built 1910 $36/sqft · 41% below area Est $152k · 41% under ↓ 14% since listing

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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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +8.0/10.0
• Schools +5.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-story home full of character located on a spacious corner lot in Atlantic! This 3-bedroom, 1-bath property offers 2,520 sq ft of living space and showcases beautiful original woodwork and hardwood floors throughout. With its classic details and generous layout, this home presents a fantastic opportunity to restore and make it your own. Situated on a . 24-acre lot, there's plenty of outdoor space to enjoy. Home is in need of TLC and is being sold as-is--perfect for investors or buyers looking to build equity. Don't miss the potential this property has to offer!

Key facts

• 2 story home
• Spacious corner lot
• Outdoor space

Tags

• 2 STORY HOME
• SPACIOUS CORNER LOT
• ORIGINAL WOODWORK
• HARDWOOD FLOORS
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.0% in Atlantic — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#243 in IA, #4,704 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D+, amenities F, commute F.
• Atlantic Community School District (town): math 68% / reading 72% proficiency, ranked #155 of 289 in IA (top 54%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 51 active listings in the ZIP; 14 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cass County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.30% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.53%
• DSCR: 1.56
• GRM: 6.4

CMA / ARV

• ARV (median comp): $152,398
• List price: $89,900
• Delta: -41.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 E 5th St	0.25mi	4/1.5 (+1)	2,424 (-4%)	6mo	$85,000	$35	72
906 Locust St	0.37mi	4/1.5 (+1)	2,634 (+4%)	1mo	$245,000	$93	70
505 Maple St	0.12mi	4/2.0 (+1)	2,156 (-14%)	3mo	$168,000	$78	61
204 E 10th St	0.19mi	3/2.0	2,206 (-12%)	12mo	$110,000	$50	58
1314 Chestnut St	0.53mi	4/2.0 (+1)	2,654 (+5%)	3mo	$167,500	$63	57
909 Poplar St	0.34mi	4/2.5 (+1)	2,665 (+6%)	10mo	$195,000	$73	57
1405 Bryn Mawr	0.53mi	2/2.0 (-1)	2,489 (-1%)	13mo	$165,000	$66	55
1201 Locust St	0.50mi	4/1.5 (+1)	2,385 (-5%)	9mo	$265,000	$111	55
902 Plum St	0.70mi	3/2.0	2,518 (-0%)	13mo	$209,000	$83	55
1301 Olive St	0.54mi	3/2.5	2,688 (+7%)	13mo	$224,000	$83	49
802 Brookridge Cir	0.56mi	3/2.5	2,208 (-12%)	13mo	$179,000	$81	38
1402 Chestnut St	0.54mi	4/2.0 (+1)	2,157 (-14%)	10mo	$190,000	$88	36

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: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,219
• Equity at exit: $13,404

10-year hold

• IRR: 11.9%
• Equity multiple: 1.94×
• Total profit: $23,667
• Equity at exit: $7,773

Cash invested: $25,172 (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 50022

• Home prices YoY: -28.8%
• Active inventory: 51
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$154 /mo · $1,848/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $263

Break-even live

Break-even rent $839

Max offer price $89,900

Occupancy floor 73%

Sensitivity live

Price	-10% $314	-5% $288	+0% $263	+5% $237	+10% $212
Rent	-10% $170	-5% $217	+0% $263	+5% $309	+10% $355
Rate	-1.0pp $308	-0.5pp $286	base $263	+0.5pp $240	+1.0pp $216

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $89,900 Active 67 DOM
2. 2026-06-21
   days on market $89,900 Active 66 DOM
3. 2026-06-18
   days on market $89,900 Active 64 DOM
4. 2026-06-17
   days on market $89,900 Active 63 DOM
5. 2026-06-16
   days on market $89,900 Active 62 DOM
6. 2026-06-15
   days on market $89,900 Active 61 DOM
7. 2026-06-13
   days on market $89,900 Active 59 DOM
8. 2026-06-12
   days on market $89,900 Active 58 DOM
9. 2026-06-09
   days on market $89,900 Active 55 DOM
10. 2026-06-08
    days on market $89,900 Active 54 DOM
11. 2026-06-07
    days on market $89,900 Active 53 DOM
12. 2026-06-07
    days on market $89,900 Active 52 DOM
13. 2026-06-04
    days on market $89,900 Active 49 DOM
14. 2026-06-02
    days on market $89,900 Active 48 DOM
15. 2026-06-01
    price $89,900 Active 47 DOM
16. 2026-06-01
    days on market $94,900 Active 47 DOM
17. 2026-05-31
    days on market $94,900 Active 46 DOM
18. 2026-05-31
    days on market $94,900 Active 45 DOM
19. 2026-05-18
    price $94,900 577-char remark

    Show marketing remark (577 chars)

    Charming 2-story home full of character located on a spacious corner lot in Atlantic! This 3-bedroom, 1-bath property offers 2,520 sq ft of living space and showcases beautiful original woodwork and hardwood floors throughout. With its classic details and generous layout, this home presents a fantastic opportunity to restore and make it your own. Situated on a . 24-acre lot, there's plenty of outdoor space to enjoy. Home is in need of TLC and is being sold as-is--perfect for investors or buyers looking to build equity. Don't miss the potential this property has to offer!

20. 2026-05-18
    price $94,900 577-char remark

    Show marketing remark (577 chars)

    Charming 2-story home full of character located on a spacious corner lot in Atlantic! This 3-bedroom, 1-bath property offers 2,520 sq ft of living space and showcases beautiful original woodwork and hardwood floors throughout. With its classic details and generous layout, this home presents a fantastic opportunity to restore and make it your own. Situated on a . 24-acre lot, there's plenty of outdoor space to enjoy. Home is in need of TLC and is being sold as-is--perfect for investors or buyers looking to build equity. Don't miss the potential this property has to offer!

21. 2026-05-11
    price $99,900 577-char remark

    Show marketing remark (577 chars)

    Charming 2-story home full of character located on a spacious corner lot in Atlantic! This 3-bedroom, 1-bath property offers 2,520 sq ft of living space and showcases beautiful original woodwork and hardwood floors throughout. With its classic details and generous layout, this home presents a fantastic opportunity to restore and make it your own. Situated on a . 24-acre lot, there's plenty of outdoor space to enjoy. Home is in need of TLC and is being sold as-is--perfect for investors or buyers looking to build equity. Don't miss the potential this property has to offer!

22. 2026-05-11
    price $99,900 577-char remark

    Show marketing remark (577 chars)

    Charming 2-story home full of character located on a spacious corner lot in Atlantic! This 3-bedroom, 1-bath property offers 2,520 sq ft of living space and showcases beautiful original woodwork and hardwood floors throughout. With its classic details and generous layout, this home presents a fantastic opportunity to restore and make it your own. Situated on a . 24-acre lot, there's plenty of outdoor space to enjoy. Home is in need of TLC and is being sold as-is--perfect for investors or buyers looking to build equity. Don't miss the potential this property has to offer!

23. 2026-04-26
    price $104,900 577-char remark

    Show marketing remark (577 chars)

    Charming 2-story home full of character located on a spacious corner lot in Atlantic! This 3-bedroom, 1-bath property offers 2,520 sq ft of living space and showcases beautiful original woodwork and hardwood floors throughout. With its classic details and generous layout, this home presents a fantastic opportunity to restore and make it your own. Situated on a . 24-acre lot, there's plenty of outdoor space to enjoy. Home is in need of TLC and is being sold as-is--perfect for investors or buyers looking to build equity. Don't miss the potential this property has to offer!

24. 2026-04-14
    listed $109,900 Active 577-char remark

    Show marketing remark (577 chars)

    Charming 2-story home full of character located on a spacious corner lot in Atlantic! This 3-bedroom, 1-bath property offers 2,520 sq ft of living space and showcases beautiful original woodwork and hardwood floors throughout. With its classic details and generous layout, this home presents a fantastic opportunity to restore and make it your own. Situated on a . 24-acre lot, there's plenty of outdoor space to enjoy. Home is in need of TLC and is being sold as-is--perfect for investors or buyers looking to build equity. Don't miss the potential this property has to offer!

25. 2026-04-14
    listed $104,900 Active 577-char remark

    Show marketing remark (577 chars)

    Charming 2-story home full of character located on a spacious corner lot in Atlantic! This 3-bedroom, 1-bath property offers 2,520 sq ft of living space and showcases beautiful original woodwork and hardwood floors throughout. With its classic details and generous layout, this home presents a fantastic opportunity to restore and make it your own. Situated on a . 24-acre lot, there's plenty of outdoor space to enjoy. Home is in need of TLC and is being sold as-is--perfect for investors or buyers looking to build equity. Don't miss the potential this property has to offer!

ⓘ 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: $1,848 · $154/mo
• Projected year-2 tax: $1,848 · $154/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥104°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: $14,063
• − Mortgage interest: −$5,036
• − Property taxes: −$1,848
• − Insurance: −$450
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$2,615
• Taxable income: $1,864
• Est. tax owed @ 24.0%: −$447
• After-tax cash flow: $2,707/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: Atlantic Community School District
• NCES district ID: 1903930
• Math proficiency: 68% ▬ 0.00%
• Reading proficiency: 72% ▲ 6.00%
• Median HH income: $41,877
• Composite: 58.58/100
• National rank: #987
• State rank: #155 of 289 in IA

Livability — Atlantic

• Score: 74/100
• State rank: #243
• US rank: #4704

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atlantic, IA
• City population: 8,472
• Population (ZIP): 8,472

Population outlook (Cass County) Hauer SSP2

• Today (2025): 12,452 people
• By 2030: 11,911 · -4.3%
• By 2040: 10,904 · -12.4%
• By 2050: 10,005 · -19.7%
• By 2075: 8,030 · -35.5%
• By 2100: 5,865 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 1% Black 1%
• Common ancestry: Iranian 2% Lithuanian 2% Portuguese 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+40.7) · D 28.9% · R 69.6% · Other 1.5%
• 2008→2024 swing: -29.9pp toward R · 2008: -10.8pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+38.0 2016: R+39.8 2012: R+18.9 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.62%
• Current HPI: 162.2127
• 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

-13.6% since first listed

7 events — show timeline

• 2026-05-18 Price Changed $94,900 SWIAR
• 2026-05-18 Price Changed $94,900 IAR
• 2026-05-11 Price Changed $99,900 SWIAR
• 2026-05-11 Price Changed $99,900 IAR
• 2026-04-26 Price Changed $104,900 SWIAR
• 2026-04-14 Listed $104,900 IAR
• 2026-04-14 Listed $109,900 SWIAR

Property tax history

+1.1%/yr

Latest (2025): $1,848 · -1.1% YoY. Source: county tax records.