213 N Maple St · Lamoni, IA 50140

$40,000

2 bd · 1.0 ba · 800 sqft · Other public records · 127 Days on market

Built 1910 $50/sqft · 60% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.8/10.0

Listing remarks MLS

Perfect time for a fixer upper!

Key facts

• Built 1910
• Listed 127 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $40k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($684 rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#233 in IA, #4,440 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Lamoni Community School District (rural): math 59% / reading 64% proficiency, ranked #246 of 289 in IA (top 85%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 4 active listings in the ZIP; 2 comparable units currently listed for rent nearby.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Decatur County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $10k; list at $40k implies a 321% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 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 1910 — 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 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: 1.71% ✓
• Cap rate: 14.36%
• Cash-on-cash: 28.83%
• DSCR: 2.28
• GRM: 4.9

CMA / ARV

• ARV (median comp): $99,077
• List price: $40,000
• Delta: -59.63%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.2%
• Equity multiple: 1.95×
• Total profit: $10,662
• Equity at exit: $5,964

10-year hold

• IRR: 31.1%
• Equity multiple: 3.80×
• Total profit: $31,380
• Equity at exit: $3,458

Cash invested: $11,200 (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 50140

• Home prices YoY: -4.2%
• Active inventory: 4
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $684 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$45 /mo · $538/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$144
• Net cashflow: $269

Break-even live

Break-even rent $343

Max offer price $40,000

Occupancy floor 56%

Sensitivity live

Price	-10% $292	-5% $280	+0% $269	+5% $258	+10% $246
Rent	-10% $215	-5% $242	+0% $269	+5% $296	+10% $323
Rate	-1.0pp $289	-0.5pp $279	base $269	+0.5pp $259	+1.0pp $248

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 E Main St Unit 202 Lamoni, IA	1.0	1.0	530	$700	$1.32	44d	1	0.13mi
200 Crown Colony Lamoni, IA	1.0	1.0	623	$623	$1.00	44d	1	0.58mi

Listing history 19 events

1. 2026-06-21
   days on market $40,000 Active 127 DOM
2. 2026-06-18
   days on market $40,000 Active 125 DOM
3. 2026-06-17
   days on market $40,000 Active 124 DOM
4. 2026-06-16
   days on market $40,000 Active 123 DOM
5. 2026-06-15
   days on market $40,000 Active 122 DOM
6. 2026-06-13
   days on market $40,000 Active 120 DOM
7. 2026-06-12
   days on market $40,000 Active 119 DOM
8. 2026-06-09
   days on market $40,000 Active 116 DOM
9. 2026-06-08
   days on market $40,000 Active 115 DOM
10. 2026-06-07
    days on market $40,000 Active 114 DOM
11. 2026-06-05
    days on market $40,000 Active 112 DOM
12. 2026-06-04
    days on market $40,000 Active 110 DOM
13. 2026-06-02
    days on market $40,000 Active 109 DOM
14. 2026-06-01
    days on market $40,000 Active 108 DOM
15. 2026-05-31
    days on market $40,000 Active 107 DOM
16. 2026-05-31
    days on market $40,000 Active 106 DOM
17. 2026-02-13
    listed $40,000 Active
18. 2026-02-12
    listed $40,000 Active 31-char remark

    Show marketing remark (31 chars)

    Perfect time for a fixer upper!

19. 2020-07-07
    soldstatus $9,500

ⓘ 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: $538 · $45/mo
• Projected year-2 tax: $583 · $49/mo
• Expected delta: +$45/yr (+$4/mo · 8.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 15 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: $8,208
• − Mortgage interest: −$2,241
• − Property taxes: −$538
• − Insurance: −$200
• − Repairs & maintenance: −$657
• − Management: −$657
• − Depreciation: −$1,164
• Taxable income: $2,752
• Est. tax owed @ 24.0%: −$660
• After-tax cash flow: $2,568/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: Lamoni Community School District
• NCES district ID: 1916320
• Math proficiency: 59% ▼ -6.00%
• Reading proficiency: 64% ▲ 4.00%
• Median HH income: $35,845
• Composite: 50.95/100
• National rank: #1783
• State rank: #246 of 289 in IA

Livability — Lamoni

• Score: 74/100
• State rank: #233
• US rank: #4440

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lamoni, IA
• Population (ZIP): 2,817

Population outlook (Decatur County) Hauer SSP2

• Today (2025): 7,720 people
• By 2030: 7,467 · -3.3%
• By 2040: 6,935 · -10.2%
• By 2050: 6,500 · -15.8%
• By 2075: 6,761 · -12.4%
• By 2100: 6,215 · -19.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 5% Black 4% Hispanic / Latino 3% Asian 1%
• Common ancestry: Portuguese 3% Polish 3% Iranian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 89% English-only · German/W. Germanic 6% Spanish 1% Korean 1%

Political lean MEDSL · Decatur

• 2024 margin: Solid R (+47.1) · D 25.7% · R 72.7% · Other 1.6%
• 2008→2024 swing: -46.2pp toward R · 2008: -0.8pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+39.3 2016: R+29.6 2012: R+4.1 2008: R+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.39%
• Current HPI: 146.9102
• 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

+321.1% since first listed

3 events — show timeline

• 2026-02-13 Listed $40,000 IAR
• 2026-02-12 Listed $40,000 IAR
• 2020-07-07 Sold (Public Records) $9,500 Public Records

Property tax history

+4.6%/yr

Latest (2024): $538 · +32.5% YoY. Source: county tax records.