609 N Maple St · Creston, IA 50801

$60,000

3 bd · 1.0 ba · 1,490 sqft · SingleFamily public records · 267 Days on market

Built 1908 6,534 sqft lot $40/sqft · 54% below area ↓ 19% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller! Take a look at this 3 bed 1 bath with large fenced in back yard! Vinyl siding, metal roof, replacement windows and breaker box for electric! Appliances stay, but not warrantied. Main floor bedroom, dining room and living room. Two nice size bedrooms on the upper with unfinished attic that could be utilized for additional living space. Gas wall unit and (4 electric baseboard supplied for buyer to install) and 3 window air units are included. Plenty of space for off street parking for vehicles and/or RV. Clean, move in ready with quick closing if needed. Cash or Conventional Loan only. Call for your immediate showing today!

Key facts

• Metal roof
• Off street parking
• Swimming pool

Tags

• SWIMMING POOL
• VINYL SIDING
• METAL ROOF
• REPLACEMENT WINDOWS
• FENCED IN BACK YARD
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.0% vs local median 4.6% in Creston — 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 81/100 on livability (#76 in IA, #1,607 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F.
• Creston Community School District (town): math 63% / reading 69% proficiency, ranked #195 of 289 in IA (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 78 active listings in the ZIP; 5 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 267 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $18k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 267 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1908 — 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. 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?
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: 2.10% ✓
• Cap rate: 18.00%
• Cash-on-cash: 41.80%
• DSCR: 2.86
• GRM: 4.0

CMA / ARV

• ARV (median comp): $129,366
• List price: $60,000
• Delta: -53.62%
• 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
410 N Pine St	0.16mi	3/1.0	1,460 (-2%)	4mo	$73,000	$50	86
500 N Elm St	0.15mi	3/1.5	1,440 (-3%)	2mo	$141,000	$98	84
1000 N Division St	0.35mi	3/1.5	1,498 (+0%)	6mo	$157,500	$105	75
409 N Pine St N	0.17mi	3/2.0	1,605 (+8%)	7mo	$25,000	$16	69
213 N Oak St	0.33mi	3/1.5	1,402 (-6%)	6mo	$116,000	$83	67
312 N Oak St	0.28mi	3/1.0	1,320 (-11%)	6mo	$67,000	$51	63
610 W Montgomery St	0.55mi	4/2.0 (+1)	1,510 (+1%)	1mo	$144,000	$95	62
1000 N Spruce St St	0.49mi	3/2.0	1,382 (-7%)	4mo	$235,000	$170	57
1216 N Birch St	0.49mi	3/2.0	1,592 (+7%)	8mo	$269,000	$169	55
507 W Prairie St	0.39mi	3/1.0	1,296 (-13%)	6mo	$149,750	$116	55
404 W Townline St	0.50mi	3/2.0	1,331 (-11%)	8mo	$165,000	$124	48
1207 N Mulberry St	0.63mi	4/2.0 (+1)	1,670 (+12%)	4mo	$201,000	$120	38

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: 38.4%
• Equity multiple: 2.64×
• Total profit: $27,564
• Equity at exit: $8,946

10-year hold

• IRR: 44.9%
• Equity multiple: 5.29×
• Total profit: $72,058
• Equity at exit: $5,188

Cash invested: $16,800 (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 50801

• Home prices YoY: -5.9%
• Active inventory: 78
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,259 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$70 /mo · $836/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $585

Break-even live

Break-even rent $518

Max offer price $60,000

Occupancy floor 49%

Sensitivity live

Price	-10% $619	-5% $602	+0% $585	+5% $568	+10% $551
Rent	-10% $486	-5% $535	+0% $585	+5% $635	+10% $685
Rate	-1.0pp $615	-0.5pp $600	base $585	+0.5pp $570	+1.0pp $554

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $60,000 Active 267 DOM
2. 2026-06-18
   days on market $60,000 Active 265 DOM
3. 2026-06-17
   days on market $60,000 Active 264 DOM
4. 2026-06-16
   days on market $60,000 Active 263 DOM
5. 2026-06-15
   days on market $60,000 Active 262 DOM
6. 2026-06-13
   days on market $60,000 Active 260 DOM
7. 2026-06-12
   days on market $60,000 Active 259 DOM
8. 2026-06-09
   days on market $60,000 Active 256 DOM
9. 2026-06-08
   days on market $60,000 Active 255 DOM
10. 2026-06-07
    days on market $60,000 Active 254 DOM
11. 2026-06-07
    pricedays on market $60,000 Active 253 DOM
12. 2026-06-04
    days on market $63,000 Active 250 DOM
13. 2026-06-02
    days on market $63,000 Active 249 DOM
14. 2026-06-01
    days on market $63,000 Active 248 DOM
15. 2026-05-31
    days on market $63,000 Active 247 DOM
16. 2026-05-31
    days on market $63,000 Active 246 DOM
17. 2026-04-28
    price $63,000 650-char remark

    Show marketing remark (650 chars)

    Motivated Seller! Take a look at this 3 bed 1 bath with large fenced in back yard! Vinyl siding, metal roof, replacement windows and breaker box for electric! Appliances stay, but not warrantied. Main floor bedroom, dining room and living room. Two nice size bedrooms on the upper with unfinished attic that could be utilized for additional living space. Gas wall unit and (4 electric baseboard supplied for buyer to install) and 3 window air units are included. Plenty of space for off street parking for vehicles and/or RV. Clean, move in ready with quick closing if needed. Cash or Conventional Loan only. Call for your immediate showing today!

18. 2026-03-31
    status Active 650-char remark

    Show marketing remark (650 chars)

    Motivated Seller! Take a look at this 3 bed 1 bath with large fenced in back yard! Vinyl siding, metal roof, replacement windows and breaker box for electric! Appliances stay, but not warrantied. Main floor bedroom, dining room and living room. Two nice size bedrooms on the upper with unfinished attic that could be utilized for additional living space. Gas wall unit and (4 electric baseboard supplied for buyer to install) and 3 window air units are included. Plenty of space for off street parking for vehicles and/or RV. Clean, move in ready with quick closing if needed. Cash or Conventional Loan only. Call for your immediate showing today!

19. 2026-03-31
    status Pending 650-char remark

    Show marketing remark (650 chars)

    Motivated Seller! Take a look at this 3 bed 1 bath with large fenced in back yard! Vinyl siding, metal roof, replacement windows and breaker box for electric! Appliances stay, but not warrantied. Main floor bedroom, dining room and living room. Two nice size bedrooms on the upper with unfinished attic that could be utilized for additional living space. Gas wall unit and (4 electric baseboard supplied for buyer to install) and 3 window air units are included. Plenty of space for off street parking for vehicles and/or RV. Clean, move in ready with quick closing if needed. Cash or Conventional Loan only. Call for your immediate showing today!

20. 2026-02-20
    price $65,000 650-char remark

    Show marketing remark (650 chars)

    Motivated Seller! Take a look at this 3 bed 1 bath with large fenced in back yard! Vinyl siding, metal roof, replacement windows and breaker box for electric! Appliances stay, but not warrantied. Main floor bedroom, dining room and living room. Two nice size bedrooms on the upper with unfinished attic that could be utilized for additional living space. Gas wall unit and (4 electric baseboard supplied for buyer to install) and 3 window air units are included. Plenty of space for off street parking for vehicles and/or RV. Clean, move in ready with quick closing if needed. Cash or Conventional Loan only. Call for your immediate showing today!

21. 2026-01-21
    status Active 650-char remark

    Show marketing remark (650 chars)

    Motivated Seller! Take a look at this 3 bed 1 bath with large fenced in back yard! Vinyl siding, metal roof, replacement windows and breaker box for electric! Appliances stay, but not warrantied. Main floor bedroom, dining room and living room. Two nice size bedrooms on the upper with unfinished attic that could be utilized for additional living space. Gas wall unit and (4 electric baseboard supplied for buyer to install) and 3 window air units are included. Plenty of space for off street parking for vehicles and/or RV. Clean, move in ready with quick closing if needed. Cash or Conventional Loan only. Call for your immediate showing today!

22. 2025-12-08
    status Pending 650-char remark

    Show marketing remark (650 chars)

    Motivated Seller! Take a look at this 3 bed 1 bath with large fenced in back yard! Vinyl siding, metal roof, replacement windows and breaker box for electric! Appliances stay, but not warrantied. Main floor bedroom, dining room and living room. Two nice size bedrooms on the upper with unfinished attic that could be utilized for additional living space. Gas wall unit and (4 electric baseboard supplied for buyer to install) and 3 window air units are included. Plenty of space for off street parking for vehicles and/or RV. Clean, move in ready with quick closing if needed. Cash or Conventional Loan only. Call for your immediate showing today!

23. 2025-11-25
    price $70,000 650-char remark

    Show marketing remark (650 chars)

    Motivated Seller! Take a look at this 3 bed 1 bath with large fenced in back yard! Vinyl siding, metal roof, replacement windows and breaker box for electric! Appliances stay, but not warrantied. Main floor bedroom, dining room and living room. Two nice size bedrooms on the upper with unfinished attic that could be utilized for additional living space. Gas wall unit and (4 electric baseboard supplied for buyer to install) and 3 window air units are included. Plenty of space for off street parking for vehicles and/or RV. Clean, move in ready with quick closing if needed. Cash or Conventional Loan only. Call for your immediate showing today!

24. 2025-09-02
    status Active 650-char remark

    Show marketing remark (650 chars)

    Motivated Seller! Take a look at this 3 bed 1 bath with large fenced in back yard! Vinyl siding, metal roof, replacement windows and breaker box for electric! Appliances stay, but not warrantied. Main floor bedroom, dining room and living room. Two nice size bedrooms on the upper with unfinished attic that could be utilized for additional living space. Gas wall unit and (4 electric baseboard supplied for buyer to install) and 3 window air units are included. Plenty of space for off street parking for vehicles and/or RV. Clean, move in ready with quick closing if needed. Cash or Conventional Loan only. Call for your immediate showing today!

25. 2025-07-25
    status Pending 650-char remark

    Show marketing remark (650 chars)

    Motivated Seller! Take a look at this 3 bed 1 bath with large fenced in back yard! Vinyl siding, metal roof, replacement windows and breaker box for electric! Appliances stay, but not warrantied. Main floor bedroom, dining room and living room. Two nice size bedrooms on the upper with unfinished attic that could be utilized for additional living space. Gas wall unit and (4 electric baseboard supplied for buyer to install) and 3 window air units are included. Plenty of space for off street parking for vehicles and/or RV. Clean, move in ready with quick closing if needed. Cash or Conventional Loan only. Call for your immediate showing today!

26. 2025-07-22
    status Active 650-char remark

    Show marketing remark (650 chars)

    Motivated Seller! Take a look at this 3 bed 1 bath with large fenced in back yard! Vinyl siding, metal roof, replacement windows and breaker box for electric! Appliances stay, but not warrantied. Main floor bedroom, dining room and living room. Two nice size bedrooms on the upper with unfinished attic that could be utilized for additional living space. Gas wall unit and (4 electric baseboard supplied for buyer to install) and 3 window air units are included. Plenty of space for off street parking for vehicles and/or RV. Clean, move in ready with quick closing if needed. Cash or Conventional Loan only. Call for your immediate showing today!

27. 2025-07-12
    status Pending 650-char remark

    Show marketing remark (650 chars)

    Motivated Seller! Take a look at this 3 bed 1 bath with large fenced in back yard! Vinyl siding, metal roof, replacement windows and breaker box for electric! Appliances stay, but not warrantied. Main floor bedroom, dining room and living room. Two nice size bedrooms on the upper with unfinished attic that could be utilized for additional living space. Gas wall unit and (4 electric baseboard supplied for buyer to install) and 3 window air units are included. Plenty of space for off street parking for vehicles and/or RV. Clean, move in ready with quick closing if needed. Cash or Conventional Loan only. Call for your immediate showing today!

28. 2025-07-10
    price $72,000 650-char remark

    Show marketing remark (650 chars)

    Motivated Seller! Take a look at this 3 bed 1 bath with large fenced in back yard! Vinyl siding, metal roof, replacement windows and breaker box for electric! Appliances stay, but not warrantied. Main floor bedroom, dining room and living room. Two nice size bedrooms on the upper with unfinished attic that could be utilized for additional living space. Gas wall unit and (4 electric baseboard supplied for buyer to install) and 3 window air units are included. Plenty of space for off street parking for vehicles and/or RV. Clean, move in ready with quick closing if needed. Cash or Conventional Loan only. Call for your immediate showing today!

29. 2025-06-24
    listed $78,000 Active 650-char remark

    Show marketing remark (650 chars)

    Motivated Seller! Take a look at this 3 bed 1 bath with large fenced in back yard! Vinyl siding, metal roof, replacement windows and breaker box for electric! Appliances stay, but not warrantied. Main floor bedroom, dining room and living room. Two nice size bedrooms on the upper with unfinished attic that could be utilized for additional living space. Gas wall unit and (4 electric baseboard supplied for buyer to install) and 3 window air units are included. Plenty of space for off street parking for vehicles and/or RV. Clean, move in ready with quick closing if needed. Cash or Conventional Loan only. Call for your immediate showing today!

ⓘ 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: $836 · $70/mo
• Projected year-2 tax: $889 · $74/mo
• Expected delta: +$53/yr (+$4/mo · 6.3%)

ⓘ 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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,106
• − Mortgage interest: −$3,361
• − Property taxes: −$836
• − Insurance: −$300
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$1,745
• Taxable income: $6,447
• Est. tax owed @ 24.0%: −$1,547
• After-tax cash flow: $5,475/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: Creston Community School District
• NCES district ID: 1908310
• Math proficiency: 63% ▬ 0.00%
• Reading proficiency: 69% ▲ 4.00%
• Median HH income: $42,292
• Composite: 55.29/100
• National rank: #1263
• State rank: #195 of 289 in IA

Livability — Creston

• Score: 81/100
• State rank: #76
• US rank: #1607

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Creston, IA
• Population (ZIP): 9,027

Population outlook (Union County) Hauer SSP2

• Today (2025): 12,536 people
• By 2030: 12,561 · +0.2%
• By 2040: 12,583 · +0.4%
• By 2050: 12,543 · +0.1%
• By 2075: 12,816 · +2.2%
• By 2100: 12,754 · +1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 2% Portuguese 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+36.2) · D 31.2% · R 67.4% · Other 1.3%
• 2008→2024 swing: -39.9pp toward R · 2008: 3.7pp · 2024: -36.2pp
• All cycles: 2024: R+36.2 2020: R+31.5 2016: R+27.8 2012: D+3.9 2008: D+3.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.71%
• Current HPI: 217.2057
• 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

-19.2% since first listed

13 events — show timeline

• 2026-04-28 Price Changed $63,000 IAR
• 2026-03-31 Relisted — IAR
• 2026-03-31 Pending — IAR
• 2026-02-20 Price Changed $65,000 IAR
• 2026-01-21 Relisted — IAR
• 2025-12-08 Pending — IAR
• 2025-11-25 Price Changed $70,000 IAR
• 2025-09-02 Relisted — IAR
• 2025-07-25 Pending — IAR
• 2025-07-22 Relisted — IAR
• 2025-07-12 Pending — IAR
• 2025-07-10 Price Changed $72,000 IAR
• 2025-06-24 Listed $78,000 IAR

Property tax history

+6.3%/yr

Latest (2025): $836 · -11.8% YoY. Source: county tax records.