550 N 1st St · Maynard, IA 50655

$94,900

7 bd · 2.0 ba · 2,107 sqft · SingleFamily public records · 6 Days on market

Built 1894 0.57 ac lot $45/sqft · 53% below area

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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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Schools +5.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Historic appeal in this two story featuring gorgeous original woodwork and wood floors. The main floor features a huge formal dining room, a great room with two sets of double doors, along with a parlor that was converted into a main floor bedroom with access to a private deck off the adjacent office. In addition there are two enclosed porches, a spacious kitchen with pantry, and a full bath. The upper level features two small bedrooms and a half bath, along with two large bedrooms. Outside is a gardener's dream, with rows and rows of strawberries, raspberries, and rhubarb, along with plum and cherry trees. A large shed serves as storage, while the "summer kitchen" building has a historic charm rarely seen in this price point. List agent is a member of Bolt Properties, LLC

Key facts

• Separate dining room
• Large kitchen
• Classic architecture

Tags

• SPACIOUS TWO-STORY HOME
• LARGE KITCHEN
• SEPARATE DINING ROOM
• CLASSIC ARCHITECTURE
• INVITING INTERIOR SPACES
• QUIET WELCOMING COMMUNITY

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; R-1 zoning
• Construction: Vinyl siding; Shingle (asphalt) roof
• Exterior features: Enclosed deck

Interior

• Kitchen: Dishwasher; Free-standing range
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fan(s)
• Interior features: Dishwasher; Free-standing range; Hardwood flooring; No fireplace
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 7-bed/2.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).

Location & tenants

• Location reads 67/100 on livability (#485 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• West Central Community School District (rural): math 65% / reading 65% proficiency, ranked #231 of 330 in IA (top 70%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: West Central Pk - 8 School (math 52% / reading 62%, grade C+, #436 of 616 statewide, top 74%, 239 students, 44% FRL).
• Market conditions: 4 active listings in the ZIP; 8 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($656 loan paydown + $4k appreciation (4.5% local appreciation)).
• Fayette County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1894 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1894 — 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: 1.39% ✓
• Cap rate: 11.27%
• Cash-on-cash: 17.78%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

• ARV (median comp): $199,818
• List price: $94,900
• Delta: -52.51%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

4.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.2%
• Equity multiple: 2.66×
• Total profit: $44,050
• Equity at exit: $50,673

10-year hold

• IRR: 26.6%
• Equity multiple: 5.25×
• Total profit: $112,994
• Equity at exit: $84,990

Cash invested: $26,572 (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 50655

• Home prices YoY: 3.2%
• Active inventory: 4
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,318 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$110 /mo · $1,320/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $394

Break-even live

Break-even rent $819

Max offer price $94,900

Occupancy floor 65%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-15
   status Pending 1040-char remark
2. 2026-05-09
   listed $94,900 Active 1040-char remark
3. 2026-01-27
   price $95,000
4. 2026-01-27
   soldstatus $105,000
5. 2021-12-15
   soldstatus $80,000
6. 2021-12-13
   soldstatus $80,000

   Show marketing remark (793 chars)

   Historic appeal in this two story featuring gorgeous original woodwork and wood floors. The main floor features a huge formal dining room, a great room with two sets of double doors, along with a parlor that was converted into a main floor bedroom with access to a private deck off the adjacent office. In addition there are two enclosed porches, a spacious kitchen with pantry, and a full bath. The upper level features two small bedrooms and a half bath, along with two large bedrooms. Outside is a gardener's dream, with rows and rows of strawberries, raspberries, and rhubarb, along with plum and cherry trees. A large shed serves as storage, while the "summer kitchen" building has a historic charm rarely seen in this price point. List agent is a member of Bolt Properties, LLC

7. 2021-11-09
   listed $82,500

   Show marketing remark (793 chars)

   Historic appeal in this two story featuring gorgeous original woodwork and wood floors. The main floor features a huge formal dining room, a great room with two sets of double doors, along with a parlor that was converted into a main floor bedroom with access to a private deck off the adjacent office. In addition there are two enclosed porches, a spacious kitchen with pantry, and a full bath. The upper level features two small bedrooms and a half bath, along with two large bedrooms. Outside is a gardener's dream, with rows and rows of strawberries, raspberries, and rhubarb, along with plum and cherry trees. A large shed serves as storage, while the "summer kitchen" building has a historic charm rarely seen in this price point. List agent is a member of Bolt Properties, LLC

ⓘ 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: $1,320 · $110/mo
• Projected year-2 tax: $1,405 · $117/mo
• Expected delta: +$85/yr (+$7/mo · 6.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,813
• − Mortgage interest: −$5,316
• − Property taxes: −$1,320
• − Insurance: −$474
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$2,761
• Taxable income: $3,412
• Est. tax owed @ 24.0%: −$819
• After-tax cash flow: $3,907/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: West Central Community School District
• NCES district ID: 1930870
• Math proficiency: 65% ▼ -15.00%
• Reading proficiency: 65% ▼ -5.00%
• Median HH income: $52,875
• Composite: 56.9/100
• National rank: #2381
• State rank: #231 of 330 in IA

Livability — Maynard

• Score: 67/100
• State rank: #485
• US rank: #10807

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maynard, IA
• Population (ZIP): 694

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 19,299 people
• By 2030: 18,701 · -3.1%
• By 2040: 17,469 · -9.5%
• By 2050: 16,389 · -15.1%
• By 2075: 15,156 · -21.5%
• By 2100: 14,214 · -26.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Portuguese 4% Lithuanian 2% Scottish 2%
• Foreign-born: 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+30.5) · D 34.0% · R 64.4% · Other 1.6%
• 2008→2024 swing: -47.1pp toward R · 2008: 16.6pp · 2024: -30.5pp
• All cycles: 2024: R+30.5 2020: R+22.7 2016: R+19.6 2012: D+11.9 2008: D+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.46%
• Current HPI: 145.4283
• 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

+3.0% since first listed

8 events — show timeline

• 2026-06-15 Sold (MLS) $85,000 NEIRBR as distributed by MLS GRID
• 2026-05-15 Pending — NEIRBR as distributed by MLS GRID
• 2026-05-09 Listed $94,900 NEIRBR as distributed by MLS GRID
• 2026-01-27 Price Changed $95,000 NEIRBR as distributed by MLS GRID
• 2026-01-27 Sold (Public Records) $105,000 Public Records
• 2021-12-15 Sold (Public Records) $80,000 Public Records
• 2021-12-13 Sold (MLS) $80,000 NEIRBR as distributed by MLS GRID
• 2021-11-09 Listed $82,500 NEIRBR as distributed by MLS GRID

Property tax history

+4.9%/yr

Latest (2025): $1,320 · +4.9% YoY. Source: county tax records.