716 N Main St · Stuart, IA 50250

$120,000

2 bd · 1.0 ba · 1,135 sqft · SingleFamily public records · 177 Days on market

Built 1920 8,276 sqft lot $106/sqft · 36% below area Est $187k · 36% under

---

Why this score? — see what drove the C 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).

• ARV discount +15.0/15.0
• Cash flow +12.0/30.0
• Appreciation +10.0/10.0
• Schools +6.1/10.0
• Livability +3.9/5.0
• DSCR +3.5/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This well-maintained 3 bedroom, 1 bathroom property features new flooring throughout, an updated kitchen, and a freshly renovated bathroom, giving the interior a clean, modern feel. Updates include a newer sewer line, brand-new A/C system & new windows. The homes layout is warm and inviting, filled with natural light and comfortable living spaces. Outside, the spacious yard offers plenty of room for relaxing, gardening, or entertaining. Located close to parks, schools, local amenities, this home combines small-town charm with everyday convenience. All information obtained from seller and public records.

Key facts

• New a/c system
• Renovated bathroom
• New flooring

Tags

• NEW FLOORING
• UPDATED KITCHEN
• RENOVATED BATHROOM
• NEWER SEWER LINE
• NEW A/C SYSTEM
• NEW WINDOWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-29 ($-347/yr) — negative.
• To cash-flow at today's rent, offer at most $115k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (22.3% below list).
• Recommended offer: $93k (22.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#181 in IA, #3,246 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• West Central Valley Community School District (rural): math 68% / reading 75% proficiency, ranked #115 of 289 in IA (top 40%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 31 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 $13k of equity ($830 loan paydown + $12k 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $60k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $120k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,193 (22.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.78% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 10.7

CMA / ARV

• ARV (median comp): $186,589
• List price: $120,000
• Delta: -35.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 N Main St	0.00mi	2/1.0	1,135 (0%)	12mo	$80,000	$70	90
715 N Fremont St	0.04mi	2/1.0	1,040 (-8%)	10mo	$166,500	$160	76
504 N Sherman St	0.21mi	2/1.0	1,048 (-8%)	12mo	$180,000	$172	68
323 NE 7th St	0.08mi	3/2.0 (+1)	1,118 (-2%)	22mo	$285,000	$255	67
408 NE 3rd St	0.41mi	2/1.0	1,064 (-6%)	6mo	$50,000	$47	65
204 N Gaines St	0.50mi	2/1.0	1,156 (+2%)	10mo	$192,000	$166	65
319 N Main St	0.33mi	2/1.0	975 (-14%)	9mo	$45,000	$46	54
316 NE 2nd St	0.48mi	3/1.0 (+1)	1,033 (-9%)	7mo	$187,000	$181	52
407 NW 2nd St	0.58mi	3/2.5 (+1)	1,248 (+10%)	24mo	$183,000	$147	25

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: 23.5%
• Equity multiple: 2.89×
• Total profit: $63,489
• Equity at exit: $108,106

10-year hold

• IRR: 20.9%
• Equity multiple: 6.61×
• Total profit: $188,362
• Equity at exit: $233,134

Cash invested: $33,600 (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 50250

• Home prices YoY: 6.2%
• Active inventory: 31
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $932 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$86 /mo · $1,030/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $-29

Break-even live

Break-even rent $969

Max offer price $114,894

Occupancy floor 98%

Sensitivity live

Price	-10% $39	-5% $5	+0% $-29	+5% $-63	+10% $-97
Rent	-10% $-103	-5% $-66	+0% $-29	+5% $8	+10% $45
Rate	-1.0pp $32	-0.5pp $2	base $-29	+0.5pp $-60	+1.0pp $-92

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-10
   days on market $120,000 Active 177 DOM
2. 2026-06-09
   days on market $120,000 Active 176 DOM
3. 2026-06-08
   days on market $120,000 Active 175 DOM
4. 2026-06-07
   days on market $120,000 Active 174 DOM
5. 2026-06-03
   days on market $120,000 Active 170 DOM
6. 2026-06-02
   days on market $120,000 Active 169 DOM
7. 2026-06-01
   days on market $120,000 Active 168 DOM
8. 2026-05-31
   days on market $120,000 Active 167 DOM
9. 2026-05-31
   days on market $120,000 Active 166 DOM
10. 2026-05-06
    price $120,000 616-char remark

    Show marketing remark (616 chars)

    This well-maintained 3 bedroom, 1 bathroom property features new flooring throughout, an updated kitchen, and a freshly renovated bathroom, giving the interior a clean, modern feel. Updates include a newer sewer line, brand-new A/C system & new windows. The homes layout is warm and inviting, filled with natural light and comfortable living spaces. Outside, the spacious yard offers plenty of room for relaxing, gardening, or entertaining. Located close to parks, schools, local amenities, this home combines small-town charm with everyday convenience. All information obtained from seller and public records.

11. 2026-04-07
    price $155,000 616-char remark

    Show marketing remark (616 chars)

    This well-maintained 3 bedroom, 1 bathroom property features new flooring throughout, an updated kitchen, and a freshly renovated bathroom, giving the interior a clean, modern feel. Updates include a newer sewer line, brand-new A/C system & new windows. The homes layout is warm and inviting, filled with natural light and comfortable living spaces. Outside, the spacious yard offers plenty of room for relaxing, gardening, or entertaining. Located close to parks, schools, local amenities, this home combines small-town charm with everyday convenience. All information obtained from seller and public records.

12. 2026-03-17
    price $160,000 616-char remark

    Show marketing remark (616 chars)

    This well-maintained 3 bedroom, 1 bathroom property features new flooring throughout, an updated kitchen, and a freshly renovated bathroom, giving the interior a clean, modern feel. Updates include a newer sewer line, brand-new A/C system & new windows. The homes layout is warm and inviting, filled with natural light and comfortable living spaces. Outside, the spacious yard offers plenty of room for relaxing, gardening, or entertaining. Located close to parks, schools, local amenities, this home combines small-town charm with everyday convenience. All information obtained from seller and public records.

13. 2026-01-13
    price $170,000 616-char remark

    Show marketing remark (616 chars)

    This well-maintained 3 bedroom, 1 bathroom property features new flooring throughout, an updated kitchen, and a freshly renovated bathroom, giving the interior a clean, modern feel. Updates include a newer sewer line, brand-new A/C system & new windows. The homes layout is warm and inviting, filled with natural light and comfortable living spaces. Outside, the spacious yard offers plenty of room for relaxing, gardening, or entertaining. Located close to parks, schools, local amenities, this home combines small-town charm with everyday convenience. All information obtained from seller and public records.

14. 2025-12-11
    listed $180,000 Active 616-char remark

    Show marketing remark (616 chars)

    This well-maintained 3 bedroom, 1 bathroom property features new flooring throughout, an updated kitchen, and a freshly renovated bathroom, giving the interior a clean, modern feel. Updates include a newer sewer line, brand-new A/C system & new windows. The homes layout is warm and inviting, filled with natural light and comfortable living spaces. Outside, the spacious yard offers plenty of room for relaxing, gardening, or entertaining. Located close to parks, schools, local amenities, this home combines small-town charm with everyday convenience. All information obtained from seller and public records.

15. 2025-06-18
    soldstatus $80,000
16. 2025-06-11
    soldstatus $80,000 Closed 420-char remark

    Show marketing remark (420 chars)

    This 1135 sq. ft. ranch home would make a good starter home for someone. It has a large living room, nice sized dining room with built in cabinets, 2-3 bedrooms, full bath, kitchen and first floor laundry. 448 sq. ft. basement with newer electric box. New Sewer line 2 years ago, newer metal roof and covered concrete porch on front. Alley access and plenty of room to have a garden or add a garage. All appliances stay.

17. 2025-05-04
    status Pending 420-char remark

    Show marketing remark (420 chars)

    This 1135 sq. ft. ranch home would make a good starter home for someone. It has a large living room, nice sized dining room with built in cabinets, 2-3 bedrooms, full bath, kitchen and first floor laundry. 448 sq. ft. basement with newer electric box. New Sewer line 2 years ago, newer metal roof and covered concrete porch on front. Alley access and plenty of room to have a garden or add a garage. All appliances stay.

18. 2025-04-26
    price $89,900 420-char remark

    Show marketing remark (420 chars)

    This 1135 sq. ft. ranch home would make a good starter home for someone. It has a large living room, nice sized dining room with built in cabinets, 2-3 bedrooms, full bath, kitchen and first floor laundry. 448 sq. ft. basement with newer electric box. New Sewer line 2 years ago, newer metal roof and covered concrete porch on front. Alley access and plenty of room to have a garden or add a garage. All appliances stay.

19. 2025-04-11
    listed $104,900 Active 420-char remark

    Show marketing remark (420 chars)

    This 1135 sq. ft. ranch home would make a good starter home for someone. It has a large living room, nice sized dining room with built in cabinets, 2-3 bedrooms, full bath, kitchen and first floor laundry. 448 sq. ft. basement with newer electric box. New Sewer line 2 years ago, newer metal roof and covered concrete porch on front. Alley access and plenty of room to have a garden or add a garage. All appliances stay.

ⓘ 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: $1,030 · $86/mo
• Projected year-2 tax: $1,457 · $121/mo
• Expected delta: +$427/yr (+$36/mo · 41.5%)

ⓘ 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 ≥102°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: $11,183
• − Mortgage interest: −$6,722
• − Property taxes: −$1,030
• − Insurance: −$600
• − Repairs & maintenance: −$895
• − Management: −$895
• − Depreciation: −$3,491
• Taxable loss: −$2,449
• Est. tax savings @ 24.0%: +$588
• After-tax cash flow: $241/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: West Central Valley Community School District
• NCES district ID: 1927500
• Math proficiency: 68% ▼ -5.00%
• Reading proficiency: 75% ▲ 4.00%
• Median HH income: $53,933
• Composite: 60.96/100
• National rank: #803
• State rank: #115 of 289 in IA

Livability — Stuart

• Score: 77/100
• State rank: #181
• US rank: #3246

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: Stuart, IA
• Population (ZIP): 2,652

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 5% Two or more races 4% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Iranian 3% Portuguese 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 13.74%
• Current HPI: 236.1696
• 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

+14.4% since first listed

10 events — show timeline

• 2026-05-06 Price Changed $120,000 DMMLS
• 2026-04-07 Price Changed $155,000 DMMLS
• 2026-03-17 Price Changed $160,000 DMMLS
• 2026-01-13 Price Changed $170,000 DMMLS
• 2025-12-11 Listed $180,000 DMMLS
• 2025-06-18 Sold (Public Records) $80,000 Public Records
• 2025-06-11 Sold (MLS) $80,000 DMMLS
• 2025-05-04 Pending — DMMLS
• 2025-04-26 Price Changed $89,900 DMMLS
• 2025-04-11 Listed $104,900 DMMLS

Property tax history

+36.4%/yr

Latest (2025): $1,030 · +586.7% YoY. Source: county tax records.