150 South St · Akron, IA 51001

$120,000

3 bd · 2.0 ba · 1,585 sqft · SingleFamily public records · 9 Days on market

Built 1895 7,820 sqft lot Est $152k · 21% 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 +18.0/30.0
• ARV discount +15.0/15.0
• Appreciation +8.2/10.0
• Schools +6.5/10.0
• DSCR +5.6/10.0
• 1% rule +4.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor Special! Great opportunity to add value with this spacious 4-bedroom, 2-bath home. The heavy lifting has already been started with drywall in place, leaving mostly cosmetic updates to complete. Flooring, paint, fixtures, and finishing touches are all that's needed to transform this property into a profitable flip or rental. With solid bones and a functional layout, this is an ideal project for investors looking for their next easy renovation. Property is being sold as-is, and all contents currently in the home will remain.

Key facts

• 7,820 sq ft lot
• Garage
• Built 1895

Property features AI

Exterior

• Parking: Attached tandem garage (oversized) with concrete flooring — 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Fixer condition
• Construction: Vinyl siding; Metal roof; Partial basement
• Exterior features: Porch; Level lot; Workshop

Interior

• Kitchen: Eat-in kitchen
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Gas fireplace
• Laundry & utility: Laundry on main level; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (0.6% below list).
• Recommended offer: $119k (0.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#262 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Akron Westfield Community School District (rural): math 75% / reading 78% proficiency, ranked #50 of 289 in IA (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Akron Westfield Elementary School (math 77% / reading 82%, grade A, #71 of 616 statewide, top 15%, 249 students, 40% FRL); Akron Westfield Middle School (math 82% / reading 82%, grade A+, #22 of 246 statewide, top 12%, 139 students, 28% FRL); Akron Westfield Senior High School (math 67% / reading 72%, grade B, #152 of 336 statewide, top 52%, 192 students, 28% FRL).
• Market conditions: 18 active listings in the ZIP; 147 units permitted in Plymouth County in 2024 (112 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($830 loan paydown + $8k appreciation (6.4% local appreciation)).
• At projected returns (6.4% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,255 (0.6% below list)

Questions for the listing agent

1. Built in 1895 — 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: 0.99% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.69%
• DSCR: 1.16
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $152,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
231 Sargent St	0.15mi	4/1.5 (+1)	1,620 (+2%)	6mo	$137,500	$85	77
821 Main St	0.51mi	3/1.5	1,513 (-4%)	3mo	$240,000	$159	64
530 Jespersen Blvd	0.49mi	3/2.0	1,520 (-4%)	11mo	$350,000	$230	62
540 S 8th St	0.42mi	3/2.0	1,708 (+8%)	8mo	$135,000	$79	61
351 Hardy St	0.14mi	3/2.0	1,410 (-11%)	17mo	$135,000	$96	60
530 Dakota St	0.40mi	4/1.0 (+1)	1,705 (+8%)	2mo	$99,700	$58	58
841 Reed St	0.61mi	3/2.0	1,555 (-2%)	12mo	$180,000	$116	58
2040 Clover Dr	0.53mi	3/1.0	1,731 (+9%)	5mo	$190,000	$110	52
750 Dakota St	0.50mi	3/1.0	1,349 (-15%)	13mo	$55,000	$41	37
810 Kerr Dr	0.72mi	3/1.0	1,434 (-10%)	13mo	$130,000	$91	36
2030 Clover Dr	0.54mi	4/2.0 (+1)	1,808 (+14%)	14mo	$210,000	$116	35
350 N 8th St	0.72mi	3/2.0	1,817 (+15%)	16mo	$175,000	$96	29

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

Projected returns pro-forma

6.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.3%
• Equity multiple: 2.31×
• Total profit: $44,158
• Equity at exit: $78,529

10-year hold

• IRR: 18.6%
• Equity multiple: 4.69×
• Total profit: $124,083
• Equity at exit: $145,157

Cash invested: $33,600 (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 51001

• Home prices YoY: 2.2%
• Active inventory: 18
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,193 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$160 /mo · $1,914/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $103

Break-even live

Break-even rent $1,062

Max offer price $120,000

Occupancy floor 86%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $120,000 Active 9 DOM
2. 2026-06-17
   days on market $120,000 Active 8 DOM
3. 2026-06-16
   days on market $120,000 Active 7 DOM
4. 2026-06-15
   days on market $120,000 Active 6 DOM
5. 2026-06-13
   days on market $120,000 Active 4 DOM
6. 2026-06-12
   days on market $120,000 Active 3 DOM
7. 2026-06-09
   remarks 537-char remark
8. 2026-06-09
   listed $120,000 Active 1 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: $1,914 · $160/mo
• Projected year-2 tax: $1,914 · $160/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 3/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,311
• − Mortgage interest: −$6,722
• − Property taxes: −$1,914
• − Insurance: −$600
• − Repairs & maintenance: −$1,145
• − Management: −$1,145
• − Depreciation: −$3,491
• Taxable loss: −$706
• Est. tax savings @ 24.0%: +$169
• After-tax cash flow: $1,409/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: Akron Westfield Community School District
• NCES district ID: 1903220
• Math proficiency: 75% ▼ -8.00%
• Reading proficiency: 78% ▼ -3.00%
• Median HH income: $56,291
• Composite: 65.35/100
• National rank: #485
• State rank: #50 of 289 in IA

Livability — Akron

• Score: 73/100
• State rank: #262
• US rank: #5038

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Akron, IA
• Population (ZIP): 2,292

Population outlook (Plymouth County) Hauer SSP2

• Today (2025): 25,214 people
• By 2030: 25,257 · +0.2%
• By 2040: 25,304 · +0.4%
• By 2050: 25,421 · +0.8%
• By 2075: 26,820 · +6.4%
• By 2100: 27,604 · +9.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Native American 3% Two or more races 3%
• Common ancestry: Iranian 8% Portuguese 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Plymouth

• 2024 margin: Solid R (+54.2) · D 22.3% · R 76.5% · Other 1.2%
• 2008→2024 swing: -29.2pp toward R · 2008: -25.1pp · 2024: -54.2pp
• All cycles: 2024: R+54.2 2020: R+49.3 2016: R+51.9 2012: R+34.3 2008: R+25.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.41%
• Current HPI: 296.3686
• 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

1 event — show timeline

• 2026-06-09 Listed $120,000 NWIA

Property tax history

+5.2%/yr

Latest (2025): $1,914 · +9.2% YoY. Source: county tax records.