326 Greenwood Ave · Nashua, IA 50658

$79,000

2 bd · 1.0 ba · 1,254 sqft · SingleFamily public records · 141 Days on market

Built 1910 0.27 ac lot $63/sqft · 30% below area Est $113k · 30% under

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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 +28.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.4/10.0
• Schools +6.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

2 bedroom, 1 bath home on over a quarter of an acre. Nice good sized kitchen, dining room and living room. There is a large landing on the second floor that could be used for a sleeping area. Vinyl siding. One larger wood deck and one smaller wood deck. Double garage with one single garage door. Kitchen stove is included.

Key facts

• Larger wood deck
• Vinyl siding
• 0.27 acre lot

Tags

• VINYL SIDING
• LARGER WOOD DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/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 77/100 on livability (#170 in IA, #3,077 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: employment C-, amenities F, commute F.
• Nashua-Plainfield Community School District (rural): math 71% / reading 70% proficiency, ranked #136 of 289 in IA (top 47%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 39 active listings in the ZIP; 6 units permitted in Chickasaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($546 loan paydown + $8k appreciation (10.0% local appreciation)).
• Chickasaw County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $79k implies a 216% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 141 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 1910 — 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 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?
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: 1.34% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.55%
• DSCR: 1.65
• GRM: 6.2

CMA / ARV

• ARV (median comp): $113,236
• List price: $79,000
• Delta: -30.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Greenwood Ave Ave	0.10mi	3/1.0 (+1)	1,209 (-4%)	3mo	$122,000	$101	82
511 Brasher St	0.69mi	2/1.0	1,295 (+3%)	6mo	$90,000	$69	57
101 Andrews St	0.71mi	2/1.0	1,194 (-5%)	4mo	$140,000	$117	56
112 Chickasaw St	0.33mi	3/1.0 (+1)	1,152 (-8%)	13mo	$135,000	$117	55
166 Lakeshore Dr	0.49mi	3/1.0 (+1)	1,320 (+5%)	14mo	$158,000	$120	52
516 Brasher St	0.72mi	2/1.0	1,144 (-9%)	20mo	$59,500	$52	35
34 Charles City Rd	0.73mi	2/1.0	1,104 (-12%)	15mo	$12,000	$11	34
424 Brasher St	0.68mi	3/1.0 (+1)	1,350 (+8%)	22mo	$85,000	$63	32

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.0%
• Equity multiple: 3.72×
• Total profit: $60,140
• Equity at exit: $71,169

10-year hold

• IRR: 30.2%
• Equity multiple: 8.40×
• Total profit: $163,725
• Equity at exit: $153,480

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 50658

• Home prices YoY: 8.7%
• Active inventory: 39
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,058 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$120 /mo · $1,442/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $268

Break-even live

Break-even rent $718

Max offer price $79,000

Occupancy floor 70%

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 18 events

1. 2026-06-18
   days on market $79,000 Active 141 DOM
2. 2026-06-17
   days on market $79,000 Active 140 DOM
3. 2026-06-16
   days on market $79,000 Active 139 DOM
4. 2026-06-15
   days on market $79,000 Active 138 DOM
5. 2026-06-13
   days on market $79,000 Active 136 DOM
6. 2026-06-12
   days on market $79,000 Active 135 DOM
7. 2026-06-09
   days on market $79,000 Active 132 DOM
8. 2026-06-08
   days on market $79,000 Active 131 DOM
9. 2026-06-07
   days on market $79,000 Active 130 DOM
10. 2026-06-07
    days on market $79,000 Active 129 DOM
11. 2026-06-04
    days on market $79,000 Active 126 DOM
12. 2026-06-02
    days on market $79,000 Active 125 DOM
13. 2026-06-01
    days on market $79,000 Active 124 DOM
14. 2026-05-31
    days on market $79,000 Active 123 DOM
15. 2026-05-31
    days on market $79,000 Active 122 DOM
16. 2026-03-22
    price $79,000 323-char remark

    Show marketing remark (323 chars)

    2 bedroom, 1 bath home on over a quarter of an acre. Nice good sized kitchen, dining room and living room. There is a large landing on the second floor that could be used for a sleeping area. Vinyl siding. One larger wood deck and one smaller wood deck. Double garage with one single garage door. Kitchen stove is included.

17. 2026-01-27
    listed $84,000 Active 323-char remark

    Show marketing remark (323 chars)

    2 bedroom, 1 bath home on over a quarter of an acre. Nice good sized kitchen, dining room and living room. There is a large landing on the second floor that could be used for a sleeping area. Vinyl siding. One larger wood deck and one smaller wood deck. Double garage with one single garage door. Kitchen stove is included.

18. 2008-06-11
    soldstatus $25,000

ⓘ 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: $1,442 · $120/mo
• Projected year-2 tax: $1,442 · $120/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,693
• − Mortgage interest: −$4,425
• − Property taxes: −$1,442
• − Insurance: −$395
• − Repairs & maintenance: −$1,015
• − Management: −$1,015
• − Depreciation: −$2,298
• Taxable income: $2,102
• Est. tax owed @ 24.0%: −$504
• After-tax cash flow: $2,715/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: Nashua-Plainfield Community School District
• NCES district ID: 1920190
• Math proficiency: 71% ▼ -7.00%
• Reading proficiency: 70% ▼ -5.00%
• Median HH income: $50,517
• Composite: 59.84/100
• National rank: #893
• State rank: #136 of 289 in IA

Livability — Nashua

• Score: 77/100
• State rank: #170
• US rank: #3077

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nashua, IA
• City population: 2,432
• Population (ZIP): 2,432

Population outlook (Chickasaw County) Hauer SSP2

• Today (2025): 11,503 people
• By 2030: 11,187 · -2.7%
• By 2040: 10,569 · -8.1%
• By 2050: 9,997 · -13.1%
• By 2075: 8,819 · -23.3%
• By 2100: 7,126 · -38.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 8%
• Common ancestry: Portuguese 5% Iranian 2% Russian 1%
• Foreign-born: 0% · China
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Chickasaw

• 2024 margin: Solid R (+37.2) · D 30.8% · R 68.0% · Other 1.2%
• 2008→2024 swing: -57.9pp toward R · 2008: 20.8pp · 2024: -37.2pp
• All cycles: 2024: R+37.2 2020: R+31.3 2016: R+23.2 2012: D+11.1 2008: D+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.81%
• Current HPI: 247.1014
• 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

+216.0% since first listed

3 events — show timeline

• 2026-03-22 Price Changed $79,000 NEIRBR as distributed by MLS GRID
• 2026-01-27 Listed $84,000 NEIRBR as distributed by MLS GRID
• 2008-06-11 Sold (Public Records) $25,000 Public Records

Property tax history

+9.7%/yr

Latest (2025): $1,442 · +3.7% YoY. Source: county tax records.