530 S 8th St · Akron, IA 51101

$120,000

2 bd · 1.5 ba · 1,044 sqft · SingleFamily public records · 2 Days on market

Built 1954 7,405 sqft lot Est $126k · 5% under

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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 +24.2/30.0
• ARV discount +9.8/15.0
• DSCR +7.8/10.0
• Schools +6.5/10.0
• 1% rule +6.1/10.0
• Appreciation +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2 Bedroom, 2 Bathroom, 1 Car Garage home in Akron.

Key facts

• Finished basement
• Ample cabinet space
• Updated countertops

Tags

• HARDWOOD FLOORS
• FINISHED BASEMENT
• DETACHED GARAGE
• MATURE TREES
• AMPLE CABINET SPACE
• UPDATED COUNTERTOPS

Property features AI

Finance

• Financial info: $1,556 annual tax (listed amount)

Exterior

• Parking: Detached concrete garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Metal siding construction; Shingle roof; Below-grade finished area (about 300)
• Exterior features: Shingle roof; Metal siding; Lot about 0.17 acres

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Full, partially finished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

Location & tenants

• Location reads 73/100 on livability (#262 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.
• Akron Westfield Community School District (rural): math 75% / reading 78% proficiency, ranked #50 of 289 in IA (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Akron Westfield Elementary School (math 77% / reading 82%, grade A, #71 of 616 statewide, top 15%, 249 students, 40% FRL); Akron Westfield Middle School (math 82% / reading 82%, grade A+, #22 of 246 statewide, top 12%, 139 students, 28% FRL); Akron Westfield Senior High School (math 67% / reading 72%, grade B, #152 of 336 statewide, top 52%, 192 students, 28% FRL).
• Market conditions: 7 active listings in the ZIP; 147 units permitted in Plymouth County in 2024 (112 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.4%/yr); year-one equity from $830 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $83k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1954 — 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: 1.11% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.58%
• DSCR: 1.38
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $126,324
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 S 7th St	0.08mi	3/1.0 (+1)	1,008 (-3%)	21mo	$179,000	$178	66
96 Sargent St	0.49mi	2/1.0	1,166 (+12%)	1mo	$129,000	$111	55
640 Main St	0.20mi	2/1.0	888 (-15%)	12mo	$110,000	$124	54
130 South St	0.44mi	2/1.0	1,000 (-4%)	20mo	$135,000	$135	53
200 S 2nd St	0.46mi	3/1.0 (+1)	1,112 (+6%)	10mo	$135,000	$121	52
90 South St	0.51mi	2/1.0	948 (-9%)	11mo	$90,000	$95	49
130 Dakota St	0.49mi	3/1.0 (+1)	1,192 (+14%)	5mo	$125,000	$105	42
501 S 1st St	0.48mi	3/1.0 (+1)	1,192 (+14%)	7mo	$139,500	$117	41

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

Projected returns pro-forma

-2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-902
• Equity at exit: $21,343

10-year hold

• IRR: 7.9%
• Equity multiple: 1.65×
• Total profit: $21,776
• Equity at exit: $16,400

Cash invested: $33,600 (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 51101

• Home prices YoY: -1.9%
• Active inventory: 7
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,328 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$130 /mo · $1,556/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $240

Break-even live

Break-even rent $1,024

Max offer price $120,000

Occupancy floor 77%

Sensitivity live

Price	-10% $308	-5% $274	+0% $240	+5% $206	+10% $172
Rent	-10% $135	-5% $188	+0% $240	+5% $293	+10% $345
Rate	-1.0pp $301	-0.5pp $271	base $240	+0.5pp $209	+1.0pp $177

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-21
   status Pending
2. 2026-05-18
   listed $120,000 Active
3. 2019-07-01
   soldstatus $83,000
4. 2019-06-27
   soldstatus $83,000 50-char remark

   Show marketing remark (50 chars)

   2 Bedroom, 2 Bathroom, 1 Car Garage home in Akron.

5. 2019-05-10
   listed $83,000 50-char remark

   Show marketing remark (50 chars)

   2 Bedroom, 2 Bathroom, 1 Car Garage home in Akron.

6. 2016-01-04
   soldstatus $58,000

ⓘ 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: $1,556 · $130/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: +$164/yr (+$14/mo · 10.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,935
• − Mortgage interest: −$6,722
• − Property taxes: −$1,556
• − Insurance: −$600
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$3,491
• Taxable income: $1,017
• Est. tax owed @ 24.0%: −$244
• After-tax cash flow: $2,637/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: Akron Westfield Community School District
• NCES district ID: 1903220
• Math proficiency: 75% ▼ -8.00%
• Reading proficiency: 78% ▼ -3.00%
• Median HH income: $56,291
• Composite: 65.35/100
• National rank: #485
• State rank: #50 of 289 in IA

Livability — Akron

• Score: 73/100
• State rank: #262
• US rank: #5038

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Akron, IA
• Population (ZIP): 1,077

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 55% Pacific Islander 16% Hispanic / Latino 11% Two or more races 8% Black 7% Asian 3% Native American 3%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Italian 3% Lithuanian 2% Iranian 1%
• Foreign-born: 4% · Philippines, Canada
• Languages at home: 88% English-only · Spanish 8% Other Asian/Pacific 2% Tagalog/Filipino 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: ▼ -2.36%
• Current HPI: 124.9183
• 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

+106.9% since first listed

6 events — show timeline

• 2026-05-21 Pending — NWIA
• 2026-05-18 Listed $120,000 NWIA
• 2019-07-01 Sold (Public Records) $83,000 Public Records
• 2019-06-27 Sold (MLS) $83,000 NWIA
• 2019-05-10 Listed $83,000 NWIA
• 2016-01-04 Sold (Public Records) $58,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,556 · +8.7% YoY. Source: county tax records.