201 N Main St · Yale, IA 50277

$79,000

3 bd · 1.0 ba · 1,382 sqft · SingleFamily public records · 159 Days on market

Built 1900 8,712 sqft lot $57/sqft · 37% below area Est $126k · 37% under ↓ 7% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.9/10.0
• Schools +5.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor-ready - recently cleaned out/mostly gutted, ready for a fresh start! Large corner lot with open backyard and a single-car garage that could be removed or redone. Has newer roof, siding, furnace, & electrical panel. A lot of opportunity with a little work, only 10 minutes to the Lake Panorama boat docks.

Key facts

• Newer furnace
• Large corner lot
• Newer roof

Tags

• LARGE CORNER LOT
• OPEN BACKYARD
• NEWER ROOF
• NEWER SIDING
• NEWER FURNACE
• NEWER ELECTRICAL PANEL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#768 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: crime C-, schools D-, amenities F.
• Panorama Community School District (rural): math 70% / reading 69% proficiency, ranked #146 of 289 in IA (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 active listings in the ZIP; 21 units permitted in Guthrie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($546 loan paydown + $3k appreciation (3.8% local appreciation)).
• Guthrie County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 159 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $40k; list at $79k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 159 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 1900 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.53% ✓
• Cap rate: 13.66%
• Cash-on-cash: 26.32%
• DSCR: 2.17
• GRM: 5.4

CMA / ARV

• ARV (median comp): $125,626
• List price: $79,000
• Delta: -37.11%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1014 Hill St	0.07mi	2/1.5 (-1)	1,188 (-14%)	16mo	$162,000	$136	53

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

Projected returns pro-forma

3.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.8%
• Equity multiple: 2.98×
• Total profit: $43,842
• Equity at exit: $39,198

10-year hold

• IRR: 33.2%
• Equity multiple: 5.91×
• Total profit: $108,616
• Equity at exit: $63,439

Cash invested: $22,120 (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 50277

• Home prices YoY: 3.7%
• Active inventory: 7
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$23 /mo · $274/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $485

Break-even live

Break-even rent $595

Max offer price $79,000

Occupancy floor 55%

Sensitivity live

Price	-10% $530	-5% $507	+0% $485	+5% $463	+10% $440
Rent	-10% $390	-5% $437	+0% $485	+5% $533	+10% $581
Rate	-1.0pp $525	-0.5pp $505	base $485	+0.5pp $465	+1.0pp $444

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $79,000 Active 159 DOM
2. 2026-06-18
   days on market $79,000 Active 157 DOM
3. 2026-06-17
   days on market $79,000 Active 156 DOM
4. 2026-06-16
   days on market $79,000 Active 155 DOM
5. 2026-06-15
   days on market $79,000 Active 154 DOM
6. 2026-06-13
   days on market $79,000 Active 152 DOM
7. 2026-06-12
   days on market $79,000 Active 151 DOM
8. 2026-06-09
   days on market $79,000 Active 148 DOM
9. 2026-06-08
   days on market $79,000 Active 147 DOM
10. 2026-06-07
    days on market $79,000 Active 146 DOM
11. 2026-06-07
    days on market $79,000 Active 145 DOM
12. 2026-06-04
    days on market $79,000 Active 142 DOM
13. 2026-06-02
    days on market $79,000 Active 141 DOM
14. 2026-06-01
    days on market $79,000 Active 140 DOM
15. 2026-05-31
    days on market $79,000 Active 139 DOM
16. 2026-05-31
    days on market $79,000 Active 138 DOM
17. 2026-01-12
    listed $79,000 Active 318-char remark

    Show marketing remark (318 chars)

    Investor-ready - recently cleaned out/mostly gutted, ready for a fresh start! Large corner lot with open backyard and a single-car garage that could be removed or redone. Has newer roof, siding, furnace, & electrical panel. A lot of opportunity with a little work, only 10 minutes to the Lake Panorama boat docks.

18. 2025-08-19
    soldstatus $40,000 Closed 526-char remark

    Show marketing remark (526 chars)

    Investor or DIY enthusiast opportunity! This home sits on a large corner lot, and has so much potential for anyone who is willing to roll up their sleeves and get to work. Bring your vision and make it your own! Three bedrooms with 2 upstairs and one on the main level, large open living room, newer siding within the last 3 years and newer roof within the last 10. With a little TLC this home could be a great long-term or short-term rental, or your dream home a short 10 minute drive to Lake Panorama. Bring your best offer!

19. 2025-06-14
    status Pending 526-char remark

    Show marketing remark (526 chars)

    Investor or DIY enthusiast opportunity! This home sits on a large corner lot, and has so much potential for anyone who is willing to roll up their sleeves and get to work. Bring your vision and make it your own! Three bedrooms with 2 upstairs and one on the main level, large open living room, newer siding within the last 3 years and newer roof within the last 10. With a little TLC this home could be a great long-term or short-term rental, or your dream home a short 10 minute drive to Lake Panorama. Bring your best offer!

20. 2025-06-03
    price $69,000 526-char remark

    Show marketing remark (526 chars)

    Investor or DIY enthusiast opportunity! This home sits on a large corner lot, and has so much potential for anyone who is willing to roll up their sleeves and get to work. Bring your vision and make it your own! Three bedrooms with 2 upstairs and one on the main level, large open living room, newer siding within the last 3 years and newer roof within the last 10. With a little TLC this home could be a great long-term or short-term rental, or your dream home a short 10 minute drive to Lake Panorama. Bring your best offer!

21. 2025-05-13
    price $75,000 526-char remark

    Show marketing remark (526 chars)

    Investor or DIY enthusiast opportunity! This home sits on a large corner lot, and has so much potential for anyone who is willing to roll up their sleeves and get to work. Bring your vision and make it your own! Three bedrooms with 2 upstairs and one on the main level, large open living room, newer siding within the last 3 years and newer roof within the last 10. With a little TLC this home could be a great long-term or short-term rental, or your dream home a short 10 minute drive to Lake Panorama. Bring your best offer!

22. 2025-01-30
    listed $85,000 Active 526-char remark

    Show marketing remark (526 chars)

    Investor or DIY enthusiast opportunity! This home sits on a large corner lot, and has so much potential for anyone who is willing to roll up their sleeves and get to work. Bring your vision and make it your own! Three bedrooms with 2 upstairs and one on the main level, large open living room, newer siding within the last 3 years and newer roof within the last 10. With a little TLC this home could be a great long-term or short-term rental, or your dream home a short 10 minute drive to Lake Panorama. Bring your best 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: $274 · $23/mo
• Projected year-2 tax: $757 · $63/mo
• Expected delta: +$483/yr (+$40/mo · 176.3%)

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

Taxation est. · year 1

• Rental income: $14,509
• − Mortgage interest: −$4,425
• − Property taxes: −$274
• − Insurance: −$395
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$2,298
• Taxable income: $4,795
• Est. tax owed @ 24.0%: −$1,151
• After-tax cash flow: $4,671/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: Panorama Community School District
• NCES district ID: 1900025
• Math proficiency: 70% ▼ -1.00%
• Reading proficiency: 69% ▲ 8.00%
• Median HH income: $53,636
• Composite: 59.31/100
• National rank: #933
• State rank: #146 of 289 in IA

Livability — Yale

• Score: 61/100
• State rank: #768
• US rank: #17582

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Yale, IA
• Population (ZIP): 496

Population outlook (Guthrie County) Hauer SSP2

• Today (2025): 10,248 people
• By 2030: 9,993 · -2.5%
• By 2040: 9,440 · -7.9%
• By 2050: 8,926 · -12.9%
• By 2075: 8,466 · -17.4%
• By 2100: 7,842 · -23.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Portuguese 4% Iranian 2% Slovak 1%

Political lean MEDSL · Guthrie

• 2024 margin: Solid R (+38.0) · D 30.3% · R 68.2% · Other 1.4%
• 2008→2024 swing: -30.3pp toward R · 2008: -7.7pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+35.9 2016: R+33.3 2012: R+10.2 2008: R+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.81%
• Current HPI: 106.7644
• 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

-7.1% since first listed

6 events — show timeline

• 2026-01-12 Listed $79,000 DMMLS
• 2025-08-19 Sold (MLS) $40,000 DMMLS
• 2025-06-14 Pending — DMMLS
• 2025-06-03 Price Changed $69,000 DMMLS
• 2025-05-13 Price Changed $75,000 DMMLS
• 2025-01-30 Listed $85,000 DMMLS

Property tax history

-0.6%/yr

Latest (2025): $274 · +0.7% YoY. Source: county tax records.