609 N Maple St · Creston, IA 50801

$55,000

3 bd · 1.0 ba · 1,490 sqft · SingleFamily public records · 408 Days on market

Built 1908 Good condition 6,534 sqft lot $37/sqft · 58% 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 +7.0/10.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Rent growth +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 $55k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.8% vs local median 5.0% 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.
• Zoned schools: Creston Elementary School (math 60% / reading 49%, grade C, #462 of 616 statewide, top 79%, 410 students, 55% FRL); Creston Middle School (math 65% / reading 74%, grade A, #113 of 246 statewide, top 49%, 291 students, 60% FRL); Creston High School (math 63% / reading 78%, grade B+, #140 of 336 statewide, top 43%, 532 students, 46% FRL).
• Market conditions: 133 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 $380 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 408 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $23k (29%) 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 $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 408 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: 2.30% ✓
• Cap rate: 19.79%
• Cash-on-cash: 48.21%
• DSCR: 3.15
• GRM: 3.6

CMA / ARV

• ARV (median comp): $131,793
• List price: $55,000
• Delta: -58.27%
• 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%)	9mo	$73,000	$50	82
500 N Elm St	0.15mi	3/1.5	1,440 (-3%)	6mo	$141,000	$98	80
812 N Sycamore St	0.33mi	3/2.0	1,615 (+8%)	0mo	$225,000	$139	66
500 N Cedar St	0.57mi	3/1.0	1,416 (-5%)	1mo	$50,000	$35	64
312 N Oak St	0.28mi	3/1.0	1,320 (-11%)	11mo	$67,000	$51	59
610 W Montgomery St	0.55mi	4/2.0 (+1)	1,510 (+1%)	5mo	$144,000	$95	59
918 W Adair St	0.73mi	3/2.0	1,532 (+3%)	2mo	$195,000	$127	56
317 N Sumner St	0.57mi	3/1.0	1,344 (-10%)	2mo	$50,000	$37	55
1000 N Spruce St St	0.49mi	3/2.0	1,382 (-7%)	9mo	$235,000	$170	54
915 W Montgomery St	0.72mi	2/2.0 (-1)	1,551 (+4%)	0mo	$123,500	$80	50
501 College Dr	0.73mi	3/2.0	1,676 (+12%)	3mo	$180,000	$107	39
1207 N Mulberry St	0.63mi	4/2.0 (+1)	1,670 (+12%)	8mo	$201,000	$120	35

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: 45.7%
• Equity multiple: 2.98×
• Total profit: $30,513
• Equity at exit: $8,201

10-year hold

• IRR: 51.5%
• Equity multiple: 6.03×
• Total profit: $77,392
• Equity at exit: $4,755

Cash invested: $15,400 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 27 under contract
• Months of supply: 4.8 mo (21%/mo absorbed)
• Median asking: $179,500 ($123/sqft)
• Median days on market: 114 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: -28.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 50801

• Home prices YoY: -5.9%
• Active inventory: 133
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$70 /mo · $836/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $619

Break-even live

Break-even rent $482

Max offer price $55,000

Occupancy floor 46%

Sensitivity live

Price	-10% $650	-5% $634	+0% $619	+5% $603	+10% $588
Rent	-10% $519	-5% $569	+0% $619	+5% $669	+10% $719
Rate	-1.0pp $646	-0.5pp $633	base $619	+0.5pp $604	+1.0pp $590

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: $13,750
• Closing costs: $1,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-11-08
   days on market $55,000 Active 408 DOM
2. 2026-11-07
   days on market $55,000 Active 407 DOM
3. 2026-11-06
   days on market $55,000 Active 406 DOM
4. 2026-11-05
   days on market $55,000 Active 405 DOM
5. 2026-11-04
   days on market $55,000 Active 404 DOM
6. 2026-11-02
   days on market $55,000 Active 402 DOM
7. 2026-11-01
   days on market $55,000 Active 401 DOM
8. 2026-10-31
   days on market $55,000 Active 400 DOM
9. 2026-10-31
   days on market $55,000 Active 399 DOM
10. 2026-10-29
    days on market $55,000 Active 398 DOM
11. 2026-10-28
    days on market $55,000 Active 397 DOM
12. 2026-10-27
    days on market $55,000 Active 396 DOM
13. 2026-10-26
    days on market $55,000 Active 395 DOM
14. 2026-10-25
    days on market $55,000 Active 394 DOM
15. 2026-10-24
    days on market $55,000 Active 393 DOM
16. 2026-10-23
    days on market $55,000 Active 392 DOM
17. 2026-10-22
    days on market $55,000 Active 391 DOM
18. 2026-10-21
    days on market $55,000 Active 390 DOM
19. 2026-10-20
    days on market $55,000 Active 389 DOM
20. 2026-10-19
    days on market $55,000 Active 388 DOM
21. 2026-10-18
    days on market $55,000 Active 387 DOM
22. 2026-10-17
    days on market $55,000 Active 386 DOM
23. 2026-10-16
    days on market $55,000 Active 385 DOM
24. 2026-10-15
    days on market $55,000 Active 384 DOM
25. 2026-10-14
    days on market $55,000 Active 383 DOM
26. 2026-10-14
    days on market $55,000 Active 382 DOM
27. 2026-10-12
    days on market $55,000 Active 381 DOM
28. 2026-10-11
    days on market $55,000 Active 380 DOM
29. 2026-10-10
    days on market $55,000 Active 379 DOM
30. 2026-10-09
    days on market $55,000 Active 378 DOM
31. 2026-10-08
    days on market $55,000 Active 377 DOM
32. 2026-10-07
    days on market $55,000 Active 376 DOM
33. 2026-10-06
    days on market $55,000 Active 375 DOM
34. 2026-10-05
    days on market $55,000 Active 374 DOM
35. 2026-10-04
    days on market $55,000 Active 373 DOM
36. 2026-10-04
    days on market $55,000 Active 372 DOM
37. 2026-10-02
    days on market $55,000 Active 371 DOM
38. 2026-10-01
    days on market $55,000 Active 370 DOM
39. 2026-09-30
    days on market $55,000 Active 369 DOM
40. 2026-09-29
    days on market $55,000 Active 368 DOM
41. 2026-09-28
    days on market $55,000 Active 367 DOM
42. 2026-09-27
    days on market $55,000 Active 366 DOM
43. 2026-09-26
    days on market $55,000 Active 365 DOM
44. 2026-09-25
    days on market $55,000 Active 364 DOM
45. 2026-09-24
    days on market $55,000 Active 363 DOM
46. 2026-09-23
    days on market $55,000 Active 362 DOM
47. 2026-09-21
    days on market $55,000 Active 360 DOM
48. 2026-09-20
    days on market $55,000 Active 359 DOM
49. 2026-09-19
    days on market $55,000 Active 358 DOM
50. 2026-09-18
    days on market $55,000 Active 357 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: $836 · $70/mo
• Projected year-2 tax: $850 · $71/mo
• Expected delta: +$14/yr (+$1/mo · 1.6%)

ⓘ 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: $15,186
• − Mortgage interest: −$3,081
• − Property taxes: −$836
• − Insurance: −$275
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$1,600
• Taxable income: $6,964
• Est. tax owed @ 24.0%: −$1,671
• After-tax cash flow: $5,753/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.

Condition & rehab AI · 10 photos

Good 75/100 Cosmetic rehab Est. rehab $7,450–$22,350 screening

This single-family home is in good condition with recent updates, ready for a motivated seller to sell quickly.

Deferred maintenance Est. $10,000–$30,000 screening

• Major Wooden structure (exterior) — rotting wood and overgrown vegetation indicate significant structural damage

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Landscaping — Improves curb appeal and enhances property value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

B Composite school gradezoned avg 70/100

Zoned Schools

Elementary Creston Early Childhood Center Middle Creston Middle School A IA #113/246 Nat'l #858/14,009 High Creston High School B+ IA #140/336 Nat'l #2,083/17,239

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

A Composite livability gradescore 81/100

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
• County: Union · 12,536 people
• Population (ZIP): 9,027
• Household income: $55,453
• Rent vs Own: 29.9% rent · 70.1% own

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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%

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Race, ethnicity, and origin ACS 2023

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

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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

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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.