700 Main St · Akron, IA 51001

$165,000

3 bd · 1.0 ba · 1,318 sqft · SingleFamily public records · 49 Days on market

Built 1900 10,650 sqft lot Est $129k · 28% over

---

Why this score? — see what drove the D- 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).

• Appreciation +8.2/10.0
• Cash flow +7.8/30.0
• Schools +6.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

This home has many updates, paint, carpet furnace and AC. The LARGE bedroom upstairs is a must see, along with the great yard. We are excited for the owners to take pride in this home. Seller reserves the right to accept any offer, at any time.

Key facts

• Generous lot
• Newer flooring
• New fenced yard

Tags

• CORNER LOT
• UPDATED KITCHEN CABINETRY
• NEWER FLOORING
• NEW FENCED YARD
• GENEROUS LOT
• TWO PORCHES

Property features AI

Exterior

• Parking: Concrete parking; No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Shingle roof
• Exterior features: Porch; Fenced yard; Shed(s)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Forced air heating; Electric and natural gas heating
• Interior features: Full unfinished basement; Central air conditioning; Forced air heating; Electric and natural gas heating available

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (19.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (31.1% below list).
• Recommended offer: $114k (31.1% 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 $12k of equity ($1k loan paydown + $11k appreciation (6.4% local appreciation)).
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $113,682 (31.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.67%
• DSCR: 0.79
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $129,164
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
750 Dakota St	0.08mi	3/1.0	1,349 (+2%)	13mo	$55,000	$41	81
821 Main St	0.09mi	3/1.5	1,513 (+15%)	3mo	$240,000	$159	66
200 Sargent St	0.35mi	3/1.0	1,280 (-3%)	17mo	$125,500	$98	65
96 Iowa St	0.43mi	3/2.0	1,311 (-0%)	12mo	$205,000	$156	65
130 Dakota St	0.37mi	3/1.0	1,192 (-10%)	5mo	$125,000	$105	63
810 Kerr Dr	0.34mi	3/1.0	1,434 (+9%)	13mo	$130,000	$91	59
501 S 1st St	0.43mi	3/1.0	1,192 (-10%)	7mo	$139,500	$117	58
651 Hardy St	0.18mi	2/1.0 (-1)	1,396 (+6%)	24mo	$75,000	$54	57
351 Hardy St	0.28mi	3/2.0	1,410 (+7%)	17mo	$135,000	$96	57
84 Sargent St	0.51mi	3/1.0	1,274 (-3%)	18mo	$118,000	$93	56
96 Sargent St	0.44mi	2/1.0 (-1)	1,166 (-12%)	1mo	$129,000	$111	54

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: 12.6%
• Equity multiple: 1.87×
• Total profit: $40,165
• Equity at exit: $107,977

10-year hold

• IRR: 13.2%
• Equity multiple: 3.73×
• Total profit: $126,104
• Equity at exit: $199,590

Cash invested: $46,200 (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: 12.1×

Monthly cashflow live

• Estimated rent: $1,137 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$144 /mo · $1,726/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $-180

Break-even live

Break-even rent $1,364

Max offer price $133,242

Occupancy floor —

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $165,000 Active 49 DOM
2. 2026-06-17
   days on market $165,000 Active 48 DOM
3. 2026-06-16
   days on market $165,000 Active 47 DOM
4. 2026-06-15
   days on market $165,000 Active 46 DOM
5. 2026-06-13
   days on market $165,000 Active 44 DOM
6. 2026-06-12
   days on market $165,000 Active 43 DOM
7. 2026-06-09
   days on market $165,000 Active 40 DOM
8. 2026-06-08
   days on market $165,000 Active 39 DOM
9. 2026-06-07
   days on market $165,000 Active 38 DOM
10. 2026-06-07
    days on market $165,000 Active 37 DOM
11. 2026-06-04
    days on market $165,000 Active 34 DOM
12. 2026-06-02
    days on market $165,000 Active 33 DOM
13. 2026-06-01
    days on market $165,000 Active 32 DOM
14. 2026-05-31
    days on market $165,000 Active 31 DOM
15. 2026-05-31
    days on market $165,000 Active 30 DOM
16. 2026-05-15
    price $175,000
17. 2026-04-30
    listed $180,000 Active
18. 2023-09-25
    soldstatus $151,000
19. 2023-09-22
    soldstatus $151,000 Closed 244-char remark

    Show marketing remark (244 chars)

    This home has many updates, paint, carpet furnace and AC. The LARGE bedroom upstairs is a must see, along with the great yard. We are excited for the owners to take pride in this home. Seller reserves the right to accept any offer, at any time.

20. 2023-08-10
    listed $139,950 Active 244-char remark

    Show marketing remark (244 chars)

    This home has many updates, paint, carpet furnace and AC. The LARGE bedroom upstairs is a must see, along with the great yard. We are excited for the owners to take pride in this home. Seller reserves the right to accept any offer, at any time.

21. 2023-05-15
    soldstatus $55,000
22. 2023-05-11
    soldstatus $55,000 19-char remark

    Show marketing remark (19 chars)

    Bring your toolbox!

23. 2023-04-15
    listed $65,000 19-char remark

    Show marketing remark (19 chars)

    Bring your toolbox!

ⓘ 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: $1,726 · $144/mo
• Projected year-2 tax: $2,158 · $180/mo
• Expected delta: +$432/yr (+$36/mo · 25.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥101°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: $13,642
• − Mortgage interest: −$9,243
• − Property taxes: −$1,726
• − Insurance: −$825
• − Repairs & maintenance: −$1,091
• − Management: −$1,091
• − Depreciation: −$4,800
• Taxable loss: −$5,134
• Est. tax savings @ 24.0%: +$1,232
• After-tax cash flow: $-925/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

+169.2% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $175,000 NWIA
• 2026-04-30 Listed $180,000 NWIA
• 2023-09-25 Sold (Public Records) $151,000 Public Records
• 2023-09-22 Sold (MLS) $151,000 NWIA
• 2023-08-10 Listed $139,950 NWIA
• 2023-05-15 Sold (Public Records) $55,000 Public Records
• 2023-05-11 Sold (MLS) $55,000 NWIA
• 2023-04-15 Listed $65,000 NWIA

Property tax history

+7.7%/yr

Latest (2025): $1,726 · +23.6% YoY. Source: county tax records.