606 N 3rd St · Guthrie Center, IA 50115

$52,500

1 bd · 1.0 ba · 624 sqft · SingleFamily public records · 1 Days on market

Built 1900 5,520 sqft lot Est $57k · 8% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +10.9/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.8/10.0
• Schools +6.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Smaller home with front porch and ample yard. Great rental property or first time home buyer. 1 bedroom, 1 bath with newer roof and new hot water heater. Contact Listing Firm for more information.

Key facts

• Spacious yard
• Front porch
• Large lot

Tags

• LARGE LOT
• FRONT PORCH
• SPACIOUS YARD
• NEAR ELEMENTARY SCHOOL
• NEAR PARKS
• NEAR GROCERY STORE

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story; Resale property
• Construction: Asphalt shingle roof
• Exterior features: Rectangular lot; Concrete road frontage

Interior

• Kitchen: Stove; Refrigerator; Dishwasher not listed
• Bedrooms: 1 main-level bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air heating; Natural gas heating
• Interior features: Unfinished basement
• Laundry & utility: Main-level laundry; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $52k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($778 rent vs $52k).

Location & tenants

• Location reads 80/100 on livability (#82 in IA, #1,697 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Guthrie Center Community School District (rural): math 72% / reading 74% proficiency, ranked #105 of 289 in IA (top 36%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 25 active listings in the ZIP; 21 units permitted in Guthrie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($363 loan paydown + $5k appreciation (10.0% local appreciation)).
• Guthrie County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $20k; list at $52k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $52,500

Questions for the listing agent

1. Built in 1900 — 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 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?
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: 1.48% ✓
• Cap rate: 12.60%
• Cash-on-cash: 22.54%
• DSCR: 2.00
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $56,784
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
907 Prairie St	0.58mi	1/1.0	716 (+15%)	14mo	$65,000	$91	37

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 41.2%
• Equity multiple: 4.14×
• Total profit: $46,177
• Equity at exit: $47,296

10-year hold

• IRR: 35.5%
• Equity multiple: 9.31×
• Total profit: $122,146
• Equity at exit: $101,996

Cash invested: $14,700 (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 50115

• Home prices YoY: 5.1%
• Active inventory: 25
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $778 medium
• Mortgage (P&I): −$275
• Tax from tax record: −$41 /mo · $494/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$163
• Net cashflow: $276

Break-even live

Break-even rent $428

Max offer price $52,500

Occupancy floor 60%

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: $13,125
• Closing costs: $1,575
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-17
   remarks 442-char remark
2. 2026-06-17
   listed $52,500 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: $494 · $41/mo
• Projected year-2 tax: $659 · $55/mo
• Expected delta: +$165/yr (+$14/mo · 33.4%)

ⓘ 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 · 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: $9,334
• − Mortgage interest: −$2,941
• − Property taxes: −$494
• − Insurance: −$262
• − Repairs & maintenance: −$747
• − Management: −$747
• − Depreciation: −$1,527
• Taxable income: $2,616
• Est. tax owed @ 24.0%: −$628
• After-tax cash flow: $2,686/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: Guthrie Center Community School District
• NCES district ID: 1913320
• Math proficiency: 72% ▼ -9.00%
• Reading proficiency: 74% ▼ -4.00%
• Median HH income: $44,953
• Composite: 61.37/100
• National rank: #767
• State rank: #105 of 289 in IA

Livability — Guthrie Center

• Score: 80/100
• State rank: #82
• US rank: #1697

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Guthrie Center, IA
• Population (ZIP): 2,741

Population outlook (Guthrie County) Hauer SSP2

• Today (2025): 10,248 people
• By 2030: 9,993 · -2.5%
• By 2040: 9,440 · -7.9%
• By 2050: 8,926 · -12.9%
• By 2075: 8,466 · -17.4%
• By 2100: 7,842 · -23.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 5% Asian 1%
• Common ancestry: Iranian 5% Portuguese 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Guthrie

• 2024 margin: Solid R (+38.0) · D 30.3% · R 68.2% · Other 1.4%
• 2008→2024 swing: -30.3pp toward R · 2008: -7.7pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+35.9 2016: R+33.3 2012: R+10.2 2008: R+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.38%
• Current HPI: 296.9462
• 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

+110.0% since first listed

3 events — show timeline

• 2026-06-17 Listed $52,500 DMMLS
• 2016-11-04 Sold (MLS) $20,000 DMMLS
• 2016-09-19 Listed $25,000 DMMLS

Property tax history

+2.5%/yr

Latest (2025): $494 · +0.4% YoY. Source: county tax records.