514 W Vine St · Mount Pleasant, IA 52641

$82,000

4 bd · 3.0 ba · 2,320 sqft · SingleFamily public records · 40 Days on market

Built 1964 10,454 sqft lot $35/sqft · 48% below area Est $158k · 48% under ↓ 45% since listing

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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 +20.7/30.0
• ARV discount +15.0/15.0
• 1% rule +8.8/10.0
• DSCR +6.6/10.0
• Schools +5.4/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this spacious and versatile 4-bedroom, 3-bath ranch-style home offering over 1,300 square feet on the main level, plus a fully finished walkout lower level. Perfectly situated on an easy-to-maintain corner lot, this home features a semi-open floor plan that blends functionality with comfort. Inside, you'll find a bright living space, a private master suite with its own full bathroom, and two additional main-level bedrooms. Downstairs, the finished lower level includes a large 4th bedroom, a third full bath, and a flexible bonus room—ideal as a potential 5th bedroom, home office, or hobby space. Enjoy outdoor living on the back deck, or take advantage of the additional storage in the backyard shed. An attached garage provides everyday convenience. While the home offers solid bones and a great layout, it also presents a wonderful opportunity for a new owner to add their personal touch and updates over time.

Key facts

• Private master suite
• Semi-open floor plan
• Back deck

Tags

• CORNER LOT
• SEMI-OPEN FLOOR PLAN
• PRIVATE MASTER SUITE
• FINISHED LOWER LEVEL
• BACK DECK
• BACKYARD SHED

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $80k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.3% in Mount Pleasant — 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 84/100 on livability (#20 in IA, #662 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Mount Pleasant Community School District (town): math 63% / reading 66% proficiency, ranked #207 of 289 in IA (top 72%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 93 active listings in the ZIP; 30 units permitted in Henry County in 2024 (8 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $567 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Henry County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y ago; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.6% of price.

Recommended offer $79,540 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.38% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 6.1

CMA / ARV

• ARV (median comp): $157,833
• List price: $82,000
• Delta: -48.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
603 W Courtland St	0.23mi	3/3.0 (-1)	2,363 (+2%)	8mo	$315,000	$133	75
403 W Vine	0.13mi	3/1.5 (-1)	2,248 (-3%)	12mo	$160,500	$71	68
606 W Henry St. St	0.58mi	3/2.0 (-1)	2,352 (+1%)	14mo	$175,000	$74	50
424 E Becky Ln. Ln	0.70mi	3/3.0 (-1)	2,280 (-2%)	12mo	$240,000	$105	50
307 W Race St. St	0.16mi	3/1.5 (-1)	2,016 (-13%)	14mo	$170,000	$84	48
612 N Lincoln St	0.58mi	3/2.0 (-1)	2,104 (-9%)	6mo	$186,000	$88	43
700 W Henry St. St	0.58mi	4/2.0	1,974 (-15%)	2mo	$195,000	$99	42
403 N White St	0.50mi	5/2.0 (+1)	2,484 (+7%)	17mo	$20,000	$8	42
205 N Jackson St. St	0.66mi	4/2.0	2,110 (-9%)	21mo	$25,000	$12	33
1105 N Palm Ave	0.74mi	5/2.0 (+1)	2,598 (+12%)	10mo	$230,000	$89	28

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-6,038
• Equity at exit: $12,226

10-year hold

• IRR: 2.7%
• Equity multiple: 1.20×
• Total profit: $4,488
• Equity at exit: $7,090

Cash invested: $22,960 (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 52641

• Home prices YoY: -25.2%
• Active inventory: 93
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,128 medium
• Mortgage (P&I): −$430
• Tax from tax record: −$315 /mo · $3,782/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $112

Break-even live

Break-even rent $987

Max offer price $82,000

Occupancy floor 85%

Sensitivity live

Price	-10% $381	-5% $135	+0% $112	+5% $88	+10% $65
Rent	-10% $22	-5% $67	+0% $112	+5% $156	+10% $201
Rate	-1.0pp $153	-0.5pp $132	base $112	+0.5pp $90	+1.0pp $69

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-01
   status $82,000 Pending 40 DOM
2. 2026-06-01
   days on market $82,000 Active 40 DOM
3. 2026-05-31
   days on market $82,000 Active 39 DOM
4. 2026-05-31
   days on market $82,000 Active 38 DOM
5. 2026-05-08
   price $82,000 935-char remark

   Show marketing remark (935 chars)

   Welcome to this spacious and versatile 4-bedroom, 3-bath ranch-style home offering over 1,300 square feet on the main level, plus a fully finished walkout lower level. Perfectly situated on an easy-to-maintain corner lot, this home features a semi-open floor plan that blends functionality with comfort. Inside, you'll find a bright living space, a private master suite with its own full bathroom, and two additional main-level bedrooms. Downstairs, the finished lower level includes a large 4th bedroom, a third full bath, and a flexible bonus room—ideal as a potential 5th bedroom, home office, or hobby space. Enjoy outdoor living on the back deck, or take advantage of the additional storage in the backyard shed. An attached garage provides everyday convenience. While the home offers solid bones and a great layout, it also presents a wonderful opportunity for a new owner to add their personal touch and updates over time.

6. 2026-05-05
   status Active 935-char remark

   Show marketing remark (935 chars)

   Welcome to this spacious and versatile 4-bedroom, 3-bath ranch-style home offering over 1,300 square feet on the main level, plus a fully finished walkout lower level. Perfectly situated on an easy-to-maintain corner lot, this home features a semi-open floor plan that blends functionality with comfort. Inside, you'll find a bright living space, a private master suite with its own full bathroom, and two additional main-level bedrooms. Downstairs, the finished lower level includes a large 4th bedroom, a third full bath, and a flexible bonus room—ideal as a potential 5th bedroom, home office, or hobby space. Enjoy outdoor living on the back deck, or take advantage of the additional storage in the backyard shed. An attached garage provides everyday convenience. While the home offers solid bones and a great layout, it also presents a wonderful opportunity for a new owner to add their personal touch and updates over time.

7. 2026-03-11
   status Pending 935-char remark

   Show marketing remark (935 chars)

   Welcome to this spacious and versatile 4-bedroom, 3-bath ranch-style home offering over 1,300 square feet on the main level, plus a fully finished walkout lower level. Perfectly situated on an easy-to-maintain corner lot, this home features a semi-open floor plan that blends functionality with comfort. Inside, you'll find a bright living space, a private master suite with its own full bathroom, and two additional main-level bedrooms. Downstairs, the finished lower level includes a large 4th bedroom, a third full bath, and a flexible bonus room—ideal as a potential 5th bedroom, home office, or hobby space. Enjoy outdoor living on the back deck, or take advantage of the additional storage in the backyard shed. An attached garage provides everyday convenience. While the home offers solid bones and a great layout, it also presents a wonderful opportunity for a new owner to add their personal touch and updates over time.

8. 2026-03-05
   price $85,000 935-char remark

   Show marketing remark (935 chars)

   Welcome to this spacious and versatile 4-bedroom, 3-bath ranch-style home offering over 1,300 square feet on the main level, plus a fully finished walkout lower level. Perfectly situated on an easy-to-maintain corner lot, this home features a semi-open floor plan that blends functionality with comfort. Inside, you'll find a bright living space, a private master suite with its own full bathroom, and two additional main-level bedrooms. Downstairs, the finished lower level includes a large 4th bedroom, a third full bath, and a flexible bonus room—ideal as a potential 5th bedroom, home office, or hobby space. Enjoy outdoor living on the back deck, or take advantage of the additional storage in the backyard shed. An attached garage provides everyday convenience. While the home offers solid bones and a great layout, it also presents a wonderful opportunity for a new owner to add their personal touch and updates over time.

9. 2026-03-03
   status Active 935-char remark

   Show marketing remark (935 chars)

   Welcome to this spacious and versatile 4-bedroom, 3-bath ranch-style home offering over 1,300 square feet on the main level, plus a fully finished walkout lower level. Perfectly situated on an easy-to-maintain corner lot, this home features a semi-open floor plan that blends functionality with comfort. Inside, you'll find a bright living space, a private master suite with its own full bathroom, and two additional main-level bedrooms. Downstairs, the finished lower level includes a large 4th bedroom, a third full bath, and a flexible bonus room—ideal as a potential 5th bedroom, home office, or hobby space. Enjoy outdoor living on the back deck, or take advantage of the additional storage in the backyard shed. An attached garage provides everyday convenience. While the home offers solid bones and a great layout, it also presents a wonderful opportunity for a new owner to add their personal touch and updates over time.

10. 2026-01-16
    status Pending 935-char remark

    Show marketing remark (935 chars)

    Welcome to this spacious and versatile 4-bedroom, 3-bath ranch-style home offering over 1,300 square feet on the main level, plus a fully finished walkout lower level. Perfectly situated on an easy-to-maintain corner lot, this home features a semi-open floor plan that blends functionality with comfort. Inside, you'll find a bright living space, a private master suite with its own full bathroom, and two additional main-level bedrooms. Downstairs, the finished lower level includes a large 4th bedroom, a third full bath, and a flexible bonus room—ideal as a potential 5th bedroom, home office, or hobby space. Enjoy outdoor living on the back deck, or take advantage of the additional storage in the backyard shed. An attached garage provides everyday convenience. While the home offers solid bones and a great layout, it also presents a wonderful opportunity for a new owner to add their personal touch and updates over time.

11. 2026-01-12
    listed $89,000 Active 935-char remark

    Show marketing remark (935 chars)

    Welcome to this spacious and versatile 4-bedroom, 3-bath ranch-style home offering over 1,300 square feet on the main level, plus a fully finished walkout lower level. Perfectly situated on an easy-to-maintain corner lot, this home features a semi-open floor plan that blends functionality with comfort. Inside, you'll find a bright living space, a private master suite with its own full bathroom, and two additional main-level bedrooms. Downstairs, the finished lower level includes a large 4th bedroom, a third full bath, and a flexible bonus room—ideal as a potential 5th bedroom, home office, or hobby space. Enjoy outdoor living on the back deck, or take advantage of the additional storage in the backyard shed. An attached garage provides everyday convenience. While the home offers solid bones and a great layout, it also presents a wonderful opportunity for a new owner to add their personal touch and updates over time.

12. 2025-12-23
    price $89,000
13. 2025-11-21
    price $92,000
14. 2025-10-22
    listed $95,000 Active
15. 2021-03-19
    soldstatus $149,000
16. 2021-03-19
    soldstatus $149,000
17. 2020-10-05
    listed $149,900
18. 2018-11-16
    listed $154,900
19. 2017-07-18
    listed $159,500
20. 2016-09-27
    soldstatus $149,900
21. 2016-09-27
    soldstatus $149,875
22. 2016-06-28
    listed $149,900

ⓘ 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: $3,782 · $315/mo
• Projected year-2 tax: $3,782 · $315/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,532
• − Mortgage interest: −$4,593
• − Property taxes: −$3,782
• − Insurance: −$410
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$2,385
• Taxable income: $196
• Est. tax owed @ 24.0%: −$47
• After-tax cash flow: $1,291/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: Mount Pleasant Community School District
• NCES district ID: 1919890
• Math proficiency: 63% ▼ -5.00%
• Reading proficiency: 66% ▬ 0.00%
• Median HH income: $46,805
• Composite: 54.49/100
• National rank: #1348
• State rank: #207 of 289 in IA

Livability — Mount Pleasant

• Score: 84/100
• State rank: #20
• US rank: #662

Category grades

Amenities B+ 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: Mount Pleasant, IA
• Population (ZIP): 12,796

Population outlook (Henry County) Hauer SSP2

• Today (2025): 19,583 people
• By 2030: 19,271 · -1.6%
• By 2040: 18,505 · -5.5%
• By 2050: 17,796 · -9.1%
• By 2075: 16,821 · -14.1%
• By 2100: 15,549 · -20.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 7% Two or more races 6% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Romanian 3% Portuguese 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+36.0) · D 31.3% · R 67.3% · Other 1.5%
• 2008→2024 swing: -30.9pp toward R · 2008: -5.0pp · 2024: -36.0pp
• All cycles: 2024: R+36.0 2020: R+32.4 2016: R+30.9 2012: R+6.0 2008: R+5.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.39%
• Current HPI: 179.2437
• 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

-45.3% since first listed

18 events — show timeline

• 2026-05-08 Price Changed $82,000 IAR
• 2026-05-05 Relisted — IAR
• 2026-03-11 Pending — IAR
• 2026-03-05 Price Changed $85,000 IAR
• 2026-03-03 Relisted — IAR
• 2026-01-16 Pending — IAR
• 2026-01-12 Listed $89,000 IAR
• 2025-12-23 Price Changed $89,000 IAR
• 2025-11-21 Price Changed $92,000 IAR
• 2025-10-22 Listed $95,000 IAR
• 2021-03-19 Sold (Public Records) $149,000 Public Records
• 2021-03-19 Sold (MLS) $149,000 IAR
• 2020-10-05 Listed $149,900 IAR
• 2018-11-16 Listed $154,900 IAR
• 2017-07-18 Listed $159,500 IAR
• 2016-09-27 Sold (Public Records) $149,875 Public Records
• 2016-09-27 Sold (MLS) $149,900 IAR
• 2016-06-28 Listed $149,900 IAR

Property tax history

+5.6%/yr

Latest (2025): $3,782 · +5.5% YoY. Source: county tax records.