1102 N Division St · Creston, IA 50801

$28,000

4 bd · 1.0 ba · 1,235 sqft · SingleFamily public records · 117 Days on market

Built 1870 6,278 sqft lot $23/sqft · 84% below area

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL! Don't miss this great opportunity to own a 4-bedroom, 2-bath home in a desirable neighborhood. This property offers a solid layout and is ready for your updates and personal touch. Perfect for investors, flippers, or buyers looking to build equity and customize to their liking. With strong potential and a great location near local amenities, this home is full of possibilities. Schedule your showing today, opportunities like this don't last long! All information from seller and public records.

Key facts

• 6,278 sq ft lot
• Built 1870
• Listed 117 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $757 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $25k (9.0% below list) — sets the bar for market timing.
• Cap rate 38.7% vs local median 4.6% in Creston — 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 81/100 on livability (#76 in IA, #1,607 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F.
• Creston Community School District (town): math 63% / reading 69% proficiency, ranked #195 of 289 in IA (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 78 active listings in the ZIP; 5 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $194 of loan paydown is wiped out by about $840 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $2k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $25,480 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 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 1870 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 4.39% ✓
• Cap rate: 38.72%
• Cash-on-cash: 115.80%
• DSCR: 6.15
• GRM: 1.9

CMA / ARV

• ARV (median comp): $175,238
• List price: $28,000
• Delta: -84.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 W Prairie St	0.11mi	3/1.0 (-1)	1,296 (+5%)	6mo	$149,750	$116	77
1007 N Maple St	0.22mi	3/2.0 (-1)	1,180 (-4%)	3mo	$163,500	$139	71
902 N Spruce St	0.28mi	3/2.0 (-1)	1,185 (-4%)	6mo	$128,000	$108	66
702 N Cherry St	0.57mi	3/1.0 (-1)	1,252 (+1%)	4mo	$19,500	$16	63
1000 N Spruce St St	0.20mi	3/2.0 (-1)	1,382 (+12%)	4mo	$235,000	$170	58
803 W Prairie St	0.39mi	3/1.5 (-1)	1,152 (-7%)	8mo	$181,600	$158	58
1204 N Maple St	0.20mi	3/2.0 (-1)	1,080 (-13%)	6mo	$175,000	$162	56
1011 N Mulberry St	0.65mi	4/1.5	1,144 (-7%)	0mo	$199,000	$174	55
302 N Elm St	0.68mi	3/1.0 (-1)	1,138 (-8%)	1mo	$75,000	$66	50
312 N Oak St	0.62mi	3/1.0 (-1)	1,320 (+7%)	6mo	$67,000	$51	49
707 N Birch St	0.47mi	3/1.0 (-1)	1,064 (-14%)	3mo	$133,000	$125	47
213 N Oak St	0.70mi	3/1.5 (-1)	1,402 (+14%)	6mo	$116,000	$83	32

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: —
• Equity multiple: 6.57×
• Total profit: $43,680
• Equity at exit: $4,175

10-year hold

• IRR: —
• Equity multiple: 13.78×
• Total profit: $100,209
• Equity at exit: $2,421

Cash invested: $7,840 (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 50801

• Home prices YoY: -5.9%
• Active inventory: 78
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,228 medium
• Mortgage (P&I): −$147
• Tax from tax record: −$55 /mo · $660/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $757

Break-even live

Break-even rent $270

Max offer price $28,000

Occupancy floor 33%

Sensitivity live

Price	-10% $772	-5% $764	+0% $757	+5% $749	+10% $741
Rent	-10% $660	-5% $708	+0% $757	+5% $805	+10% $854
Rate	-1.0pp $771	-0.5pp $764	base $757	+0.5pp $749	+1.0pp $742

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: $7,000
• Closing costs: $840
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $28,000 Active 117 DOM
2. 2026-06-18
   days on market $28,000 Active 115 DOM
3. 2026-06-17
   days on market $28,000 Active 114 DOM
4. 2026-06-16
   days on market $28,000 Active 113 DOM
5. 2026-06-15
   days on market $28,000 Active 112 DOM
6. 2026-06-13
   days on market $28,000 Active 110 DOM
7. 2026-06-12
   days on market $28,000 Active 109 DOM
8. 2026-06-09
   days on market $28,000 Active 106 DOM
9. 2026-06-08
   days on market $28,000 Active 105 DOM
10. 2026-06-07
    days on market $28,000 Active 104 DOM
11. 2026-06-07
    days on market $28,000 Active 103 DOM
12. 2026-06-04
    days on market $28,000 Active 100 DOM
13. 2026-06-02
    days on market $28,000 Active 99 DOM
14. 2026-06-01
    days on market $28,000 Active 98 DOM
15. 2026-05-31
    days on market $28,000 Active 97 DOM
16. 2026-05-31
    days on market $28,000 Active 96 DOM
17. 2026-04-29
    price $28,000 515-char remark

    Show marketing remark (515 chars)

    INVESTOR SPECIAL! Don't miss this great opportunity to own a 4-bedroom, 2-bath home in a desirable neighborhood. This property offers a solid layout and is ready for your updates and personal touch. Perfect for investors, flippers, or buyers looking to build equity and customize to their liking. With strong potential and a great location near local amenities, this home is full of possibilities. Schedule your showing today, opportunities like this don't last long! All information from seller and public records.

18. 2026-04-27
    status Active 515-char remark

    Show marketing remark (515 chars)

    INVESTOR SPECIAL! Don't miss this great opportunity to own a 4-bedroom, 2-bath home in a desirable neighborhood. This property offers a solid layout and is ready for your updates and personal touch. Perfect for investors, flippers, or buyers looking to build equity and customize to their liking. With strong potential and a great location near local amenities, this home is full of possibilities. Schedule your showing today, opportunities like this don't last long! All information from seller and public records.

19. 2026-04-21
    status Pending 515-char remark

    Show marketing remark (515 chars)

    INVESTOR SPECIAL! Don't miss this great opportunity to own a 4-bedroom, 2-bath home in a desirable neighborhood. This property offers a solid layout and is ready for your updates and personal touch. Perfect for investors, flippers, or buyers looking to build equity and customize to their liking. With strong potential and a great location near local amenities, this home is full of possibilities. Schedule your showing today, opportunities like this don't last long! All information from seller and public records.

20. 2026-02-17
    listed $30,000 Active 515-char remark

    Show marketing remark (515 chars)

    INVESTOR SPECIAL! Don't miss this great opportunity to own a 4-bedroom, 2-bath home in a desirable neighborhood. This property offers a solid layout and is ready for your updates and personal touch. Perfect for investors, flippers, or buyers looking to build equity and customize to their liking. With strong potential and a great location near local amenities, this home is full of possibilities. Schedule your showing today, opportunities like this don't last long! All information from seller and public records.

21. 2025-11-07
    historical
22. 2025-05-29
    price $30,000
23. 2025-02-05
    price $35,000
24. 2024-12-30
    listed $55,000 Active
25. 2022-12-01
    soldstatus $35,800
26. 2022-07-13
    soldstatus $9,000

ⓘ 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: $660 · $55/mo
• Projected year-2 tax: $660 · $55/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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,735
• − Mortgage interest: −$1,568
• − Property taxes: −$660
• − Insurance: −$140
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$815
• Taxable income: $9,195
• Est. tax owed @ 24.0%: −$2,207
• After-tax cash flow: $6,872/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: Creston Community School District
• NCES district ID: 1908310
• Math proficiency: 63% ▬ 0.00%
• Reading proficiency: 69% ▲ 4.00%
• Median HH income: $42,292
• Composite: 55.29/100
• National rank: #1263
• State rank: #195 of 289 in IA

Livability — Creston

• Score: 81/100
• State rank: #76
• US rank: #1607

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Creston, IA
• Population (ZIP): 9,027

Population outlook (Union County) Hauer SSP2

• Today (2025): 12,536 people
• By 2030: 12,561 · +0.2%
• By 2040: 12,583 · +0.4%
• By 2050: 12,543 · +0.1%
• By 2075: 12,816 · +2.2%
• By 2100: 12,754 · +1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 2% Portuguese 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+36.2) · D 31.2% · R 67.4% · Other 1.3%
• 2008→2024 swing: -39.9pp toward R · 2008: 3.7pp · 2024: -36.2pp
• All cycles: 2024: R+36.2 2020: R+31.5 2016: R+27.8 2012: D+3.9 2008: D+3.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.71%
• Current HPI: 217.2057
• 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

+211.1% since first listed

10 events — show timeline

• 2026-04-29 Price Changed $28,000 DMMLS
• 2026-04-27 Relisted — DMMLS
• 2026-04-21 Pending — DMMLS
• 2026-02-17 Listed $30,000 DMMLS
• 2025-11-07 Listing Removed — DMMLS
• 2025-05-29 Price Changed $30,000 DMMLS
• 2025-02-05 Price Changed $35,000 DMMLS
• 2024-12-30 Listed $55,000 DMMLS
• 2022-12-01 Sold (Public Records) $35,800 Public Records
• 2022-07-13 Sold (Public Records) $9,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $660 · +0.6% YoY. Source: county tax records.