607 Lincoln · Ackley, IA 50601

$69,900

2 bd · 1.5 ba · 1,115 sqft · SingleFamily public records · 199 Days on market

Built 1900 0.52 ac lot $63/sqft · 13% below area Est $80k · 13% under

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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 +20.2/30.0
• ARV discount +13.2/15.0
• DSCR +6.4/10.0
• Appreciation +6.4/10.0
• Schools +5.5/10.0
• 1% rule +5.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This is a 2 bedroom, 1 and a 1/2 bath home. Upstairs is 2 bedrooms and 1/2 bath. Downstairs has living room, kitchen, dining room, full bath. Most of the windows have been replaced, there is a newer one stall garage, nice deck off the home for enjoying the outdoors. Owner is selling As IS Owner would carry a contract if the buyer passes a credit check. $10,000.00 down, 10 year contract at 7% interest rate.

Key facts

• Kitchen
• Living room
• Dining room

Tags

• LIVING ROOM
• KITCHEN
• DINING ROOM
• FULL BATH
• NEWER ONE STALL GARAGE
• DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($723 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#377 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Agwsr Community School District (rural): math 60% / reading 69% proficiency, ranked #198 of 289 in IA (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Agwsr Elementary School (math 62% / reading 57%, grade B-, #390 of 616 statewide, top 69%, 191 students, 38% FRL); Agwsr Middle School (math 57% / reading 72%, grade A-, #157 of 246 statewide, top 67%, 161 students, 41% FRL); Agwsr High School (math 67% / reading 77%, grade B+, #117 of 336 statewide, top 39%, 192 students, 35% FRL).
• Market conditions: 29 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 6 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($483 loan paydown + $2k appreciation (2.8% local appreciation)).
• Hardin County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $70k implies a 566% 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 $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 199 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 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: 1.03% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.40%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (median comp): $80,004
• List price: $69,900
• Delta: -12.63%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 Cerro Gordo	0.72mi	3/1.0 (+1)	1,136 (+2%)	11mo	$78,850	$69	47
112 13th St	0.27mi	3/1.0 (+1)	996 (-11%)	23mo	$45,000	$45	44
804 Blue Earth St	0.51mi	2/1.0	1,256 (+13%)	16mo	$75,000	$60	40

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

Projected returns pro-forma

2.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.69×
• Total profit: $13,408
• Equity at exit: $30,757

10-year hold

• IRR: 14.3%
• Equity multiple: 3.08×
• Total profit: $40,687
• Equity at exit: $46,883

Cash invested: $19,572 (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 50601

• Home prices YoY: 1.9%
• Active inventory: 29
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $723 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$152
• Net cashflow: $88

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 83%

Sensitivity live

Price	-10% $136	-5% $112	+0% $88	+5% $64	+10% $40
Rent	-10% $31	-5% $60	+0% $88	+5% $117	+10% $145
Rate	-1.0pp $123	-0.5pp $106	base $88	+0.5pp $70	+1.0pp $52

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
513 1st Ave Apt 7 Ackley, IA	2.0	1.0	720	$700	$0.97	45d	1	0.50mi
731 Park Ave Unit 731 1/2 Ackley, IA	1.0	1.0	800	$750	$0.94	45d	1	0.66mi

Listing history 23 events

1. 2026-06-21
   days on market $69,900 Active 199 DOM
2. 2026-06-21
   days on market $69,900 Active 198 DOM
3. 2026-06-18
   days on market $69,900 Active 196 DOM
4. 2026-06-17
   days on market $69,900 Active 195 DOM
5. 2026-06-16
   days on market $69,900 Active 194 DOM
6. 2026-06-15
   days on market $69,900 Active 193 DOM
7. 2026-06-13
   days on market $69,900 Active 191 DOM
8. 2026-06-12
   days on market $69,900 Active 190 DOM
9. 2026-06-09
   days on market $69,900 Active 187 DOM
10. 2026-06-08
    days on market $69,900 Active 186 DOM
11. 2026-06-07
    days on market $69,900 Active 185 DOM
12. 2026-06-07
    days on market $69,900 Active 184 DOM
13. 2026-06-04
    days on market $69,900 Active 181 DOM
14. 2026-06-02
    days on market $69,900 Active 180 DOM
15. 2026-06-01
    days on market $69,900 Active 179 DOM
16. 2026-05-31
    days on market $69,900 Active 178 DOM
17. 2026-05-31
    days on market $69,900 Active 177 DOM
18. 2026-05-01
    status Active 410-char remark

    Show marketing remark (410 chars)

    This is a 2 bedroom, 1 and a 1/2 bath home. Upstairs is 2 bedrooms and 1/2 bath. Downstairs has living room, kitchen, dining room, full bath. Most of the windows have been replaced, there is a newer one stall garage, nice deck off the home for enjoying the outdoors. Owner is selling As IS Owner would carry a contract if the buyer passes a credit check. $10,000.00 down, 10 year contract at 7% interest rate.

19. 2026-05-01
    price $69,900 410-char remark

    Show marketing remark (410 chars)

    This is a 2 bedroom, 1 and a 1/2 bath home. Upstairs is 2 bedrooms and 1/2 bath. Downstairs has living room, kitchen, dining room, full bath. Most of the windows have been replaced, there is a newer one stall garage, nice deck off the home for enjoying the outdoors. Owner is selling As IS Owner would carry a contract if the buyer passes a credit check. $10,000.00 down, 10 year contract at 7% interest rate.

20. 2025-11-04
    listed $79,900 Active 410-char remark

    Show marketing remark (410 chars)

    This is a 2 bedroom, 1 and a 1/2 bath home. Upstairs is 2 bedrooms and 1/2 bath. Downstairs has living room, kitchen, dining room, full bath. Most of the windows have been replaced, there is a newer one stall garage, nice deck off the home for enjoying the outdoors. Owner is selling As IS Owner would carry a contract if the buyer passes a credit check. $10,000.00 down, 10 year contract at 7% interest rate.

21. 2019-05-01
    soldstatus $10,500
22. 2019-04-30
    soldstatus $7,000 154-char remark

    Show marketing remark (154 chars)

    Great investment property. Just over half an acre lot. The house needs some TLC or removed to build the home of your dreams. Property is being sold as is.

23. 2019-03-11
    listed $12,900 154-char remark

    Show marketing remark (154 chars)

    Great investment property. Just over half an acre lot. The house needs some TLC or removed to build the home of your dreams. Property is being sold as is.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥101°F today · 15 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: $8,675
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$694
• − Management: −$694
• − Depreciation: −$2,033
• Taxable loss: −$60
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $1,071/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: Agwsr Community School District
• NCES district ID: 1903060
• Math proficiency: 60% ▼ -9.00%
• Reading proficiency: 69% ▼ -1.00%
• Median HH income: $51,863
• Composite: 54.95/100
• National rank: #1304
• State rank: #198 of 289 in IA

Livability — Ackley

• Score: 70/100
• State rank: #377
• US rank: #7968

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ackley, IA
• Population (ZIP): 2,377

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 17,474 people
• By 2030: 17,369 · -0.6%
• By 2040: 17,018 · -2.6%
• By 2050: 16,454 · -5.8%
• By 2075: 14,665 · -16.1%
• By 2100: 12,404 · -29.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 8% Two or more races 4%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Portuguese 4% Iranian 3% Slovak 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+38.4) · D 30.3% · R 68.7% · Other 1.1%
• 2008→2024 swing: -39.3pp toward R · 2008: 0.9pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+32.0 2016: R+29.2 2012: R+7.1 2008: D+0.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.83%
• Current HPI: 154.031
• 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

+441.9% since first listed

6 events — show timeline

• 2026-05-01 Relisted — IAR
• 2026-05-01 Price Changed $69,900 IAR
• 2025-11-04 Listed $79,900 IAR
• 2019-05-01 Sold (Public Records) $10,500 Public Records
• 2019-04-30 Sold (MLS) $7,000 IAR
• 2019-03-11 Listed $12,900 IAR

Property tax history

-3.8%/yr

Latest (2025): $80 · -61.2% YoY. Source: county tax records.