502 Broad Ave · Stanton, IA 51573

$135,000

5 bd · 2.0 ba · 1,839 sqft · SingleFamily public records · 114 Days on market

Built 1888 $73/sqft · 28% below area Est $187k · 28% 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 +19.6/30.0
• ARV discount +15.0/15.0
• Schools +7.0/10.0
• DSCR +6.2/10.0
• Appreciation +5.7/10.0
• 1% rule +4.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautifully restored 3-4 bedroom / 2-bathroom home located in the heart of Stanton. So much hard work has been put into making this house a home again! Throughout the home you will find lots of character and charm, with tall ceilings, beautiful woodwork, & the original hard wood floors. The main floor offers a nice open kitchen with new cabinetry, counters, and a breakfast bar, a large dining room with new bay windows, a spacious living room, a cozy den, a fully updated bathroom & laundry room and tons of extra storage space! Upstairs you will find 3 very large bedrooms, another fully renovated bathroom, & more bonus space that you can use however suits your family needs best! All of the electrical has been updated throughout the home as well as almost all of the plumbing! The front porch and the deck have been rebuilt as well adding a nice outdoor space for you to enjoy!

Key facts

• Large dining room
• Restored home
• New bay windows

Tags

• RESTORED HOME
• OPEN KITCHEN
• NEW CABINETRY
• LARGE DINING ROOM
• NEW BAY WINDOWS
• SPACIOUS LIVING ROOM

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/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 $132k (2.3% below list).
• Recommended offer: $123k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#252 in IA, #4,870 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Stanton Community School District (rural): math 85% / reading 75% proficiency, ranked #39 of 330 in IA (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 5 active listings in the ZIP; 13 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($933 loan paydown + $2k appreciation (1.4% local appreciation)).
• Montgomery County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $135k implies a 1536% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1888 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,850 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1888 — 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 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. 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: 0.98% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.94%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

• ARV (median comp): $186,993
• List price: $135,000
• Delta: -27.80%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 Halland Ave	0.27mi	4/2.5 (-1)	1,841 (+0%)	9mo	$240,000	$130	73

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

Projected returns pro-forma

1.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.7%
• Equity multiple: 1.40×
• Total profit: $15,051
• Equity at exit: $48,885

10-year hold

• IRR: 11.4%
• Equity multiple: 2.44×
• Total profit: $54,469
• Equity at exit: $67,184

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 51573

• Home prices YoY: 0.7%
• Active inventory: 5
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,319 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$122 /mo · $1,470/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $156

Break-even live

Break-even rent $1,122

Max offer price $135,000

Occupancy floor 83%

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 25 events

1. 2026-06-18
   days on market $135,000 Active 114 DOM
2. 2026-06-17
   days on market $135,000 Active 113 DOM
3. 2026-06-16
   days on market $135,000 Active 112 DOM
4. 2026-06-15
   days on market $135,000 Active 111 DOM
5. 2026-06-13
   days on market $135,000 Active 109 DOM
6. 2026-06-12
   days on market $135,000 Active 108 DOM
7. 2026-06-09
   days on market $135,000 Active 105 DOM
8. 2026-06-08
   days on market $135,000 Active 104 DOM
9. 2026-06-07
   days on market $135,000 Active 103 DOM
10. 2026-06-05
    days on market $135,000 Active 101 DOM
11. 2026-06-04
    days on market $135,000 Active 99 DOM
12. 2026-06-02
    days on market $135,000 Active 98 DOM
13. 2026-06-01
    days on market $135,000 Active 97 DOM
14. 2026-05-31
    days on market $135,000 Active 96 DOM
15. 2026-05-31
    days on market $135,000 Active 95 DOM
16. 2026-03-19
    price $135,000 903-char remark

    Show marketing remark (903 chars)

    Beautifully restored 3-4 bedroom / 2-bathroom home located in the heart of Stanton. So much hard work has been put into making this house a home again! Throughout the home you will find lots of character and charm, with tall ceilings, beautiful woodwork, & the original hard wood floors. The main floor offers a nice open kitchen with new cabinetry, counters, and a breakfast bar, a large dining room with new bay windows, a spacious living room, a cozy den, a fully updated bathroom & laundry room and tons of extra storage space! Upstairs you will find 3 very large bedrooms, another fully renovated bathroom, & more bonus space that you can use however suits your family needs best! All of the electrical has been updated throughout the home as well as almost all of the plumbing! The front porch and the deck have been rebuilt as well adding a nice outdoor space for you to enjoy!

17. 2026-03-11
    status Active 903-char remark

    Show marketing remark (903 chars)

    Beautifully restored 3-4 bedroom / 2-bathroom home located in the heart of Stanton. So much hard work has been put into making this house a home again! Throughout the home you will find lots of character and charm, with tall ceilings, beautiful woodwork, & the original hard wood floors. The main floor offers a nice open kitchen with new cabinetry, counters, and a breakfast bar, a large dining room with new bay windows, a spacious living room, a cozy den, a fully updated bathroom & laundry room and tons of extra storage space! Upstairs you will find 3 very large bedrooms, another fully renovated bathroom, & more bonus space that you can use however suits your family needs best! All of the electrical has been updated throughout the home as well as almost all of the plumbing! The front porch and the deck have been rebuilt as well adding a nice outdoor space for you to enjoy!

18. 2026-03-09
    historical Active Under Contract 903-char remark

    Show marketing remark (903 chars)

    Beautifully restored 3-4 bedroom / 2-bathroom home located in the heart of Stanton. So much hard work has been put into making this house a home again! Throughout the home you will find lots of character and charm, with tall ceilings, beautiful woodwork, & the original hard wood floors. The main floor offers a nice open kitchen with new cabinetry, counters, and a breakfast bar, a large dining room with new bay windows, a spacious living room, a cozy den, a fully updated bathroom & laundry room and tons of extra storage space! Upstairs you will find 3 very large bedrooms, another fully renovated bathroom, & more bonus space that you can use however suits your family needs best! All of the electrical has been updated throughout the home as well as almost all of the plumbing! The front porch and the deck have been rebuilt as well adding a nice outdoor space for you to enjoy!

19. 2026-02-24
    listed $145,000 Active 903-char remark

    Show marketing remark (903 chars)

    Beautifully restored 3-4 bedroom / 2-bathroom home located in the heart of Stanton. So much hard work has been put into making this house a home again! Throughout the home you will find lots of character and charm, with tall ceilings, beautiful woodwork, & the original hard wood floors. The main floor offers a nice open kitchen with new cabinetry, counters, and a breakfast bar, a large dining room with new bay windows, a spacious living room, a cozy den, a fully updated bathroom & laundry room and tons of extra storage space! Upstairs you will find 3 very large bedrooms, another fully renovated bathroom, & more bonus space that you can use however suits your family needs best! All of the electrical has been updated throughout the home as well as almost all of the plumbing! The front porch and the deck have been rebuilt as well adding a nice outdoor space for you to enjoy!

20. 2021-04-30
    price $10,000 252-char remark

    Show marketing remark (252 chars)

    502 Broad Ave in Stanton is a step back in time. This historic home has lots of possibilities. Property is being sold as is. The structure is solid, roof and windows are newer. Don't miss out on this unique property. Call your favorite agent today.

21. 2021-04-30
    soldstatus $8,250 Sold 252-char remark

    Show marketing remark (252 chars)

    502 Broad Ave in Stanton is a step back in time. This historic home has lots of possibilities. Property is being sold as is. The structure is solid, roof and windows are newer. Don't miss out on this unique property. Call your favorite agent today.

22. 2021-04-30
    soldstatus $8,250 252-char remark

    Show marketing remark (252 chars)

    502 Broad Ave in Stanton is a step back in time. This historic home has lots of possibilities. Property is being sold as is. The structure is solid, roof and windows are newer. Don't miss out on this unique property. Call your favorite agent today.

23. 2021-03-22
    status Pending 252-char remark

    Show marketing remark (252 chars)

    502 Broad Ave in Stanton is a step back in time. This historic home has lots of possibilities. Property is being sold as is. The structure is solid, roof and windows are newer. Don't miss out on this unique property. Call your favorite agent today.

24. 2021-03-01
    listed $45,000 Active 252-char remark

    Show marketing remark (252 chars)

    502 Broad Ave in Stanton is a step back in time. This historic home has lots of possibilities. Property is being sold as is. The structure is solid, roof and windows are newer. Don't miss out on this unique property. Call your favorite agent today.

25. 2021-03-01
    listed $10,000 252-char remark

    Show marketing remark (252 chars)

    502 Broad Ave in Stanton is a step back in time. This historic home has lots of possibilities. Property is being sold as is. The structure is solid, roof and windows are newer. Don't miss out on this unique property. Call your favorite agent today.

ⓘ 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: $1,470 · $122/mo
• Projected year-2 tax: $1,795 · $150/mo
• Expected delta: +$325/yr (+$27/mo · 22.1%)

ⓘ 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 ≥104°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: $15,831
• − Mortgage interest: −$7,562
• − Property taxes: −$1,470
• − Insurance: −$675
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$3,927
• Taxable loss: −$336
• Est. tax savings @ 24.0%: +$81
• After-tax cash flow: $1,947/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: Stanton Community School District
• NCES district ID: 1927240
• Math proficiency: 85% ▬ 0.00%
• Reading proficiency: 75% ▼ -15.00%
• Median HH income: $62,836
• Composite: 69.69/100
• National rank: #593
• State rank: #39 of 330 in IA

Livability — Stanton

• Score: 74/100
• State rank: #252
• US rank: #4870

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanton, IA
• City population: 1,069
• Population (ZIP): 1,069

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 9,518 people
• By 2030: 9,116 · -4.2%
• By 2040: 8,303 · -12.8%
• By 2050: 7,595 · -20.2%
• By 2075: 6,568 · -31.0%
• By 2100: 5,800 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 3% Portuguese 3% Iranian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+39.1) · D 29.8% · R 68.9% · Other 1.3%
• 2008→2024 swing: -28.5pp toward R · 2008: -10.6pp · 2024: -39.1pp
• All cycles: 2024: R+39.1 2020: R+39.0 2016: R+42.4 2012: R+21.6 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.40%
• Current HPI: 193.9411
• 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

+200.0% since first listed

10 events — show timeline

• 2026-03-19 Price Changed $135,000 IAR
• 2026-03-11 Relisted — IAR
• 2026-03-09 Contingent — IAR
• 2026-02-24 Listed $145,000 IAR
• 2021-04-30 Price Changed $10,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-04-30 Sold (MLS) $8,250 IAR
• 2021-04-30 Sold (MLS) $8,250 NORTHSTARMLS as Distributed by MLS Grid
• 2021-03-22 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-03-01 Listed $10,000 IAR
• 2021-03-01 Listed $45,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+6.2%/yr

Latest (2025): $1,470 · +1.9% YoY. Source: county tax records.