304 Lincoln St · Plainfield, IA 50666

$135,000

4 bd · 2.5 ba · 2,279 sqft · SingleFamily public records · 132 Days on market

Built 1940 9,240 sqft lot $59/sqft · 37% below area Est $134k · at est.

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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 +15.7/30.0
• ARV discount +7.0/15.0
• Appreciation +6.0/10.0
• Schools +6.0/10.0
• DSCR +4.9/10.0
• 1% rule +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This cozy and well-cared-for 3-bedroom, 1¾-bath home has so much to love. The huge living room is filled with natural light, a bay window and features a functional gas fireplace. Also enjoy an open dining area and kitchen with beautiful oak cabinets and tons of peninsula counter space. Stove and fridge are included, making move-in easy. Relax in the walkout sunroom with ceiling fans, perfect for warm summer days. The main bedroom is spacious, while the upper-level bedrooms offer great closet space, built-in desk areas, and access to a walk-in attic for extra storage. You will love the large laundry area with washer and dryer included. The spacious, partially finished basement includes a non-conforming bedroom with a fun glittery ceiling, an open area for activities and a ¾ bath. From the attached one-stall garage with overhead storage to the shed out back, storage won’t be an issue here. Schedule a showing with your favorite Realtor today!

Key facts

• Oak cabinets
• Open dining area
• Walkout sunroom

Tags

• GAS FIREPLACE
• OPEN DINING AREA
• OAK CABINETS
• PENINSULA COUNTER SPACE
• WALKOUT SUNROOM
• CEILING FANS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $60 ($723/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 $124k (8.1% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#614 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing 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.
• Zoned schools: Nashua-Plainfield Elementary School (math 72% / reading 72%, grade A-, #181 of 616 statewide, top 34%, 272 students, 29% FRL); Nashua-Plainfield Junior-Seniorhigh School (math 71% / reading 68%, grade B, #152 of 336 statewide, top 52%, 310 students, 31% FRL).
• Market conditions: 6 active listings in the ZIP; 34 units permitted in Bremer County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($933 loan paydown + $3k appreciation (1.9% local appreciation)).
• Bremer County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $14k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $112k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 1940 — 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. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.91%
• DSCR: 1.09
• GRM: 9.1

CMA / ARV

• ARV (median comp): $133,530
• List price: $135,000
• Delta: 1.10%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 West St	0.38mi	3/1.5 (-1)	2,082 (-9%)	18mo	$112,000	$54	43

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

Projected returns pro-forma

1.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.33×
• Total profit: $12,536
• Equity at exit: $52,644

10-year hold

• IRR: 9.7%
• Equity multiple: 2.30×
• Total profit: $49,139
• Equity at exit: $75,347

Cash invested: $37,800 (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 50666

• Home prices YoY: 1.3%
• Active inventory: 6
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,241 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$156 /mo · $1,868/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $60

Break-even live

Break-even rent $1,164

Max offer price $135,000

Occupancy floor 90%

Sensitivity live

Price	-10% $137	-5% $98	+0% $60	+5% $22	+10% $-16
Rent	-10% $-38	-5% $11	+0% $60	+5% $109	+10% $158
Rate	-1.0pp $128	-0.5pp $95	base $60	+0.5pp $25	+1.0pp $-10

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $135,000 Active 132 DOM
2. 2026-06-21
   days on market $135,000 Active 131 DOM
3. 2026-06-18
   days on market $135,000 Active 129 DOM
4. 2026-06-17
   days on market $135,000 Active 128 DOM
5. 2026-06-16
   days on market $135,000 Active 127 DOM
6. 2026-06-15
   days on market $135,000 Active 126 DOM
7. 2026-06-13
   days on market $135,000 Active 124 DOM
8. 2026-06-12
   days on market $135,000 Active 123 DOM
9. 2026-06-09
   days on market $135,000 Active 120 DOM
10. 2026-06-08
    days on market $135,000 Active 119 DOM
11. 2026-06-07
    days on market $135,000 Active 118 DOM
12. 2026-06-07
    days on market $135,000 Active 117 DOM
13. 2026-06-04
    days on market $135,000 Active 114 DOM
14. 2026-06-02
    days on market $135,000 Active 113 DOM
15. 2026-06-01
    days on market $135,000 Active 112 DOM
16. 2026-05-31
    days on market $135,000 Active 111 DOM
17. 2026-05-31
    days on market $135,000 Active 110 DOM
18. 2026-05-13
    price $135,000 973-char remark

    Show marketing remark (973 chars)

    This cozy and well-cared-for 3-bedroom, 1¾-bath home has so much to love. The huge living room is filled with natural light, a bay window and features a functional gas fireplace. Also enjoy an open dining area and kitchen with beautiful oak cabinets and tons of peninsula counter space. Stove and fridge are included, making move-in easy. Relax in the walkout sunroom with ceiling fans, perfect for warm summer days. The main bedroom is spacious, while the upper-level bedrooms offer great closet space, built-in desk areas, and access to a walk-in attic for extra storage. You will love the large laundry area with washer and dryer included. The spacious, partially finished basement includes a non-conforming bedroom with a fun glittery ceiling, an open area for activities and a ¾ bath. From the attached one-stall garage with overhead storage to the shed out back, storage won’t be an issue here. Schedule a showing with your favorite Realtor today!

19. 2026-04-02
    price $139,000 973-char remark

    Show marketing remark (973 chars)

    This cozy and well-cared-for 3-bedroom, 1¾-bath home has so much to love. The huge living room is filled with natural light, a bay window and features a functional gas fireplace. Also enjoy an open dining area and kitchen with beautiful oak cabinets and tons of peninsula counter space. Stove and fridge are included, making move-in easy. Relax in the walkout sunroom with ceiling fans, perfect for warm summer days. The main bedroom is spacious, while the upper-level bedrooms offer great closet space, built-in desk areas, and access to a walk-in attic for extra storage. You will love the large laundry area with washer and dryer included. The spacious, partially finished basement includes a non-conforming bedroom with a fun glittery ceiling, an open area for activities and a ¾ bath. From the attached one-stall garage with overhead storage to the shed out back, storage won’t be an issue here. Schedule a showing with your favorite Realtor today!

20. 2026-03-05
    price $144,000 973-char remark

    Show marketing remark (973 chars)

    This cozy and well-cared-for 3-bedroom, 1¾-bath home has so much to love. The huge living room is filled with natural light, a bay window and features a functional gas fireplace. Also enjoy an open dining area and kitchen with beautiful oak cabinets and tons of peninsula counter space. Stove and fridge are included, making move-in easy. Relax in the walkout sunroom with ceiling fans, perfect for warm summer days. The main bedroom is spacious, while the upper-level bedrooms offer great closet space, built-in desk areas, and access to a walk-in attic for extra storage. You will love the large laundry area with washer and dryer included. The spacious, partially finished basement includes a non-conforming bedroom with a fun glittery ceiling, an open area for activities and a ¾ bath. From the attached one-stall garage with overhead storage to the shed out back, storage won’t be an issue here. Schedule a showing with your favorite Realtor today!

21. 2026-02-09
    listed $149,000 Active 973-char remark

    Show marketing remark (973 chars)

    This cozy and well-cared-for 3-bedroom, 1¾-bath home has so much to love. The huge living room is filled with natural light, a bay window and features a functional gas fireplace. Also enjoy an open dining area and kitchen with beautiful oak cabinets and tons of peninsula counter space. Stove and fridge are included, making move-in easy. Relax in the walkout sunroom with ceiling fans, perfect for warm summer days. The main bedroom is spacious, while the upper-level bedrooms offer great closet space, built-in desk areas, and access to a walk-in attic for extra storage. You will love the large laundry area with washer and dryer included. The spacious, partially finished basement includes a non-conforming bedroom with a fun glittery ceiling, an open area for activities and a ¾ bath. From the attached one-stall garage with overhead storage to the shed out back, storage won’t be an issue here. Schedule a showing with your favorite Realtor today!

22. 2021-08-31
    soldstatus $112,000
23. 2021-08-20
    soldstatus $112,000 324-char remark

    Show marketing remark (324 chars)

    This cozy 3 bedroom, 1 3/4 bath home has custom oak cabinets, fireplace, screened patio and lots of storage. Upper level bedrooms have built-in desk areas with large closets along with a walk-in attic. Home includes an attached one stall garage with over-head storage, 2 solar panels and a storage shed. Appliances included.

24. 2021-06-24
    listed $112,000 324-char remark

    Show marketing remark (324 chars)

    This cozy 3 bedroom, 1 3/4 bath home has custom oak cabinets, fireplace, screened patio and lots of storage. Upper level bedrooms have built-in desk areas with large closets along with a walk-in attic. Home includes an attached one stall garage with over-head storage, 2 solar panels and a storage shed. Appliances included.

ⓘ 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: $1,868 · $156/mo
• Projected year-2 tax: $1,994 · $166/mo
• Expected delta: +$126/yr (+$10/mo · 6.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥102°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: $14,888
• − Mortgage interest: −$7,562
• − Property taxes: −$1,868
• − Insurance: −$675
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$3,927
• Taxable loss: −$1,527
• Est. tax savings @ 24.0%: +$366
• After-tax cash flow: $1,089/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 — Plainfield

• Score: 64/100
• State rank: #614
• US rank: #14172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plainfield, IA
• Population (ZIP): 768

Population outlook (Bremer County) Hauer SSP2

• Today (2025): 25,557 people
• By 2030: 25,842 · +1.1%
• By 2040: 26,206 · +2.5%
• By 2050: 26,620 · +4.2%
• By 2075: 27,635 · +8.1%
• By 2100: 28,760 · +12.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Iranian 4% Portuguese 3% Italian 1%
• Foreign-born: 0%

Political lean MEDSL · Bremer

• 2024 margin: Strong R (+22.2) · D 38.3% · R 60.5% · Other 1.3%
• 2008→2024 swing: -31.5pp toward R · 2008: 9.3pp · 2024: -22.2pp
• All cycles: 2024: R+22.2 2020: R+16.1 2016: R+13.9 2012: D+2.5 2008: D+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.92%
• Current HPI: 145.0026
• 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

+20.5% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $135,000 NEIRBR as distributed by MLS GRID
• 2026-04-02 Price Changed $139,000 NEIRBR as distributed by MLS GRID
• 2026-03-05 Price Changed $144,000 NEIRBR as distributed by MLS GRID
• 2026-02-09 Listed $149,000 NEIRBR as distributed by MLS GRID
• 2021-08-31 Sold (Public Records) $112,000 Public Records
• 2021-08-20 Sold (MLS) $112,000 NEIRBR as distributed by MLS GRID
• 2021-06-24 Listed $112,000 NEIRBR as distributed by MLS GRID

Property tax history

+2.6%/yr

Latest (2025): $1,868 · +5.8% YoY. Source: county tax records.