915 W Montgomery St · Creston, IA 50801

$121,500

3 bd · 2.0 ba · 1,551 sqft · SingleFamily public records · 347 Days on market

Built 1892 6,098 sqft lot $78/sqft · 8% below area Est $133k · 8% under

---

Why this score? — see what drove the C 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 +18.2/30.0
• ARV discount +11.3/15.0
• DSCR +5.7/10.0
• Schools +5.5/10.0
• 1% rule +5.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This Traditional two-story Home has an inviting Front Porch, a spacious Living Room with large entry into the Dining Room and into the Kitchen - open flow for entertaining! There is a full Bath on the main floor, Laundry off the Kitchen - the Main level is all hard surface flooring. A front entry stairway to (2) Bedrooms and full Bathroom on upper level. The 2nd Bedroom upstairs has large closet and there is also a ‘butler’s stairwell’ the the downstairs. Private backyard with patio, long driveway for additional parking. This home is available immediately - so don’t wait to schedule your showing!!

Key facts

• Butler's stairwell
• Front porch
• Spacious living room

Tags

• FRONT PORCH
• SPACIOUS LIVING ROOM
• FULL BATH ON MAIN FLOOR
• LAUNDRY OFF THE KITCHEN
• HARD SURFACE FLOORING
• BUTLER'S STAIRWELL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $122k).
• Recommended offer: $107k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.6% in Creston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#76 in IA, #1,607 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F.
• Creston Community School District (town): math 63% / reading 69% proficiency, ranked #195 of 289 in IA (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Creston Elementary School (math 60% / reading 49%, grade C, #462 of 616 statewide, top 79%, 410 students, 55% FRL); Creston Middle School (math 65% / reading 74%, grade A, #113 of 246 statewide, top 49%, 291 students, 60% FRL); Creston High School (math 63% / reading 78%, grade B+, #140 of 336 statewide, top 43%, 532 students, 46% FRL).
• Market conditions: 78 active listings in the ZIP; 5 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $840 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 347 days — a 12% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1892 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 347 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 1892 — 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: 1.04% ✓
• Cap rate: 7.36%
• Cash-on-cash: 3.82%
• DSCR: 1.17
• GRM: 8.0

CMA / ARV

• ARV (median comp): $132,736
• List price: $121,500
• Delta: -8.46%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 W Montgomery St	0.25mi	4/2.0 (+1)	1,510 (-3%)	1mo	$144,000	$95	78
1010 W Montgomery St	0.05mi	4/1.5 (+1)	1,776 (+14%)	2mo	$168,000	$95	65
500 N Elm St	0.59mi	3/1.5	1,440 (-7%)	2mo	$141,000	$98	57
404 W De Voe St	0.67mi	3/2.0	1,596 (+3%)	10mo	$200,000	$125	56
519 New York Ave	0.48mi	3/2.0	1,360 (-12%)	2mo	$113,000	$83	55
409 N Pine St N	0.72mi	3/2.0	1,605 (+4%)	7mo	$25,000	$16	55
213 N Oak St	0.50mi	3/1.5	1,402 (-10%)	6mo	$116,000	$83	53
410 N Pine St	0.69mi	3/1.0	1,460 (-6%)	4mo	$73,000	$50	51
1445 170th St	0.60mi	3/2.0	1,700 (+10%)	9mo	$308,000	$181	48
1000 N Spruce St St	0.71mi	3/2.0	1,382 (-11%)	4mo	$235,000	$170	45
312 N Oak St	0.49mi	3/1.0	1,320 (-15%)	6mo	$67,000	$51	43
605 N Maple St	0.71mi	4/2.5 (+1)	1,718 (+11%)	6mo	$85,000	$49	36

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

Projected returns pro-forma

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

5-year hold

• IRR: -10.3%
• Equity multiple: 0.63×
• Total profit: $-12,742
• Equity at exit: $18,116

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-2,011
• Equity at exit: $10,505

Cash invested: $34,020 (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 50801

• Home prices YoY: -5.9%
• Active inventory: 78
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$637
• Tax from tax record: −$203 /mo · $2,432/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $108

Break-even live

Break-even rent $1,127

Max offer price $121,500

Occupancy floor 86%

Sensitivity live

Price	-10% $177	-5% $143	+0% $108	+5% $74	+10% $39
Rent	-10% $8	-5% $58	+0% $108	+5% $158	+10% $208
Rate	-1.0pp $169	-0.5pp $139	base $108	+0.5pp $77	+1.0pp $45

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: $30,375
• Closing costs: $3,645
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $121,500 Active 347 DOM
2. 2026-06-21
   days on market $121,500 Active 346 DOM
3. 2026-06-18
   days on market $121,500 Active 344 DOM
4. 2026-06-17
   days on market $121,500 Active 343 DOM
5. 2026-06-16
   days on market $121,500 Active 342 DOM
6. 2026-06-15
   days on market $121,500 Active 341 DOM
7. 2026-06-13
   days on market $121,500 Active 339 DOM
8. 2026-06-12
   days on market $121,500 Active 338 DOM
9. 2026-06-09
   days on market $121,500 Active 335 DOM
10. 2026-06-08
    days on market $121,500 Active 334 DOM
11. 2026-06-07
    days on market $121,500 Active 333 DOM
12. 2026-06-07
    days on market $121,500 Active 332 DOM
13. 2026-06-04
    days on market $121,500 Active 329 DOM
14. 2026-06-02
    days on market $121,500 Active 328 DOM
15. 2026-06-01
    days on market $121,500 Active 327 DOM
16. 2026-05-31
    days on market $121,500 Active 326 DOM
17. 2026-05-31
    days on market $121,500 Active 325 DOM
18. 2025-12-30
    price $121,500 630-char remark

    Show marketing remark (630 chars)

    This Traditional two-story Home has an inviting Front Porch, a spacious Living Room with large entry into the Dining Room and into the Kitchen - open flow for entertaining! There is a full Bath on the main floor, Laundry off the Kitchen - the Main level is all hard surface flooring. A front entry stairway to (2) Bedrooms and full Bathroom on upper level. The 2nd Bedroom upstairs has large closet and there is also a ‘butler’s stairwell’ the the downstairs. Private backyard with patio, long driveway for additional parking. This home is available immediately - so don’t wait to schedule your showing!!

19. 2025-09-28
    price $124,500 630-char remark

    Show marketing remark (630 chars)

    This Traditional two-story Home has an inviting Front Porch, a spacious Living Room with large entry into the Dining Room and into the Kitchen - open flow for entertaining! There is a full Bath on the main floor, Laundry off the Kitchen - the Main level is all hard surface flooring. A front entry stairway to (2) Bedrooms and full Bathroom on upper level. The 2nd Bedroom upstairs has large closet and there is also a ‘butler’s stairwell’ the the downstairs. Private backyard with patio, long driveway for additional parking. This home is available immediately - so don’t wait to schedule your showing!!

20. 2025-09-05
    status Active 630-char remark

    Show marketing remark (630 chars)

    This Traditional two-story Home has an inviting Front Porch, a spacious Living Room with large entry into the Dining Room and into the Kitchen - open flow for entertaining! There is a full Bath on the main floor, Laundry off the Kitchen - the Main level is all hard surface flooring. A front entry stairway to (2) Bedrooms and full Bathroom on upper level. The 2nd Bedroom upstairs has large closet and there is also a ‘butler’s stairwell’ the the downstairs. Private backyard with patio, long driveway for additional parking. This home is available immediately - so don’t wait to schedule your showing!!

21. 2025-08-21
    status Pending 630-char remark

    Show marketing remark (630 chars)

    This Traditional two-story Home has an inviting Front Porch, a spacious Living Room with large entry into the Dining Room and into the Kitchen - open flow for entertaining! There is a full Bath on the main floor, Laundry off the Kitchen - the Main level is all hard surface flooring. A front entry stairway to (2) Bedrooms and full Bathroom on upper level. The 2nd Bedroom upstairs has large closet and there is also a ‘butler’s stairwell’ the the downstairs. Private backyard with patio, long driveway for additional parking. This home is available immediately - so don’t wait to schedule your showing!!

22. 2025-08-14
    price $127,000 630-char remark

    Show marketing remark (630 chars)

    This Traditional two-story Home has an inviting Front Porch, a spacious Living Room with large entry into the Dining Room and into the Kitchen - open flow for entertaining! There is a full Bath on the main floor, Laundry off the Kitchen - the Main level is all hard surface flooring. A front entry stairway to (2) Bedrooms and full Bathroom on upper level. The 2nd Bedroom upstairs has large closet and there is also a ‘butler’s stairwell’ the the downstairs. Private backyard with patio, long driveway for additional parking. This home is available immediately - so don’t wait to schedule your showing!!

23. 2025-06-24
    listed $129,500 Active 630-char remark

    Show marketing remark (630 chars)

    This Traditional two-story Home has an inviting Front Porch, a spacious Living Room with large entry into the Dining Room and into the Kitchen - open flow for entertaining! There is a full Bath on the main floor, Laundry off the Kitchen - the Main level is all hard surface flooring. A front entry stairway to (2) Bedrooms and full Bathroom on upper level. The 2nd Bedroom upstairs has large closet and there is also a ‘butler’s stairwell’ the the downstairs. Private backyard with patio, long driveway for additional parking. This home is available immediately - so don’t wait to schedule your showing!!

24. 2021-08-25
    soldstatus $114,000
25. 2021-08-20
    soldstatus $114,000 535-char remark

    Show marketing remark (535 chars)

    Take a look at this hidden gem! This large 2 bedroom house is located in a quiet neighborhood just off the main drag. It has nice vinyl plank floors, large vinyl windows, glass tile backsplash in the kitchen, and newer appliances that are all included. Both bedrooms are located upstairs and have ample storage and a walk in closet. This house has a new HVAC system and water heater that was installed last year. The back yard is fenced in and has a nice sized fire pit. Motivated Seller!! Call for your showing today, before its gone!

26. 2021-05-07
    listed $120,000 535-char remark

    Show marketing remark (535 chars)

    Take a look at this hidden gem! This large 2 bedroom house is located in a quiet neighborhood just off the main drag. It has nice vinyl plank floors, large vinyl windows, glass tile backsplash in the kitchen, and newer appliances that are all included. Both bedrooms are located upstairs and have ample storage and a walk in closet. This house has a new HVAC system and water heater that was installed last year. The back yard is fenced in and has a nice sized fire pit. Motivated Seller!! Call for your showing today, before its gone!

27. 2018-07-27
    soldstatus $78,000
28. 2018-07-27
    soldstatus $78,500
29. 2018-02-26
    listed $81,500
30. 2014-10-10
    soldstatus $71,500
31. 2014-10-10
    soldstatus $71,500
32. 2014-04-09
    listed $72,500

ⓘ 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: $2,432 · $203/mo
• Projected year-2 tax: $2,432 · $203/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 3/10 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,171
• − Mortgage interest: −$6,806
• − Property taxes: −$2,432
• − Insurance: −$608
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$3,535
• Taxable loss: −$637
• Est. tax savings @ 24.0%: +$153
• After-tax cash flow: $1,452/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: Creston Community School District
• NCES district ID: 1908310
• Math proficiency: 63% ▬ 0.00%
• Reading proficiency: 69% ▲ 4.00%
• Median HH income: $42,292
• Composite: 55.29/100
• National rank: #1263
• State rank: #195 of 289 in IA

Livability — Creston

• Score: 81/100
• State rank: #76
• US rank: #1607

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Creston, IA
• Population (ZIP): 9,027

Population outlook (Union County) Hauer SSP2

• Today (2025): 12,536 people
• By 2030: 12,561 · +0.2%
• By 2040: 12,583 · +0.4%
• By 2050: 12,543 · +0.1%
• By 2075: 12,816 · +2.2%
• By 2100: 12,754 · +1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 2% Portuguese 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+36.2) · D 31.2% · R 67.4% · Other 1.3%
• 2008→2024 swing: -39.9pp toward R · 2008: 3.7pp · 2024: -36.2pp
• All cycles: 2024: R+36.2 2020: R+31.5 2016: R+27.8 2012: D+3.9 2008: D+3.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.71%
• Current HPI: 217.2057
• 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

+67.6% since first listed

15 events — show timeline

• 2025-12-30 Price Changed $121,500 IAR
• 2025-09-28 Price Changed $124,500 IAR
• 2025-09-05 Relisted — IAR
• 2025-08-21 Pending — IAR
• 2025-08-14 Price Changed $127,000 IAR
• 2025-06-24 Listed $129,500 IAR
• 2021-08-25 Sold (Public Records) $114,000 Public Records
• 2021-08-20 Sold (MLS) $114,000 DMMLS
• 2021-05-07 Listed $120,000 DMMLS
• 2018-07-27 Sold (Public Records) $78,500 Public Records
• 2018-07-27 Sold (MLS) $78,000 IAR
• 2018-02-26 Listed $81,500 IAR
• 2014-10-10 Sold (Public Records) $71,500 Public Records
• 2014-10-10 Sold (MLS) $71,500 IAR
• 2014-04-09 Listed $72,500 IAR

Property tax history

+13.5%/yr

Latest (2025): $2,432 · +15.5% YoY. Source: county tax records.