225 N Maple St · Paullina, IA 51046

$122,500

2 bd · 1.0 ba · 902 sqft · SingleFamily public records · 66 Days on market

Built 1900 8,513 sqft lot $136/sqft · 42% above area Est $87k · 42% over

---

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 +10.4/30.0
• Appreciation +8.1/10.0
• Schools +5.5/10.0
• Livability +3.8/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

This cute and cozy home sits on a great corner lot with convenience at every turn! Enjoy easy access to the biking and walking path, a nearby convenience store, and the lake and golf course just down the road. Lovingly cared for over the years, this home features thoughtful updates in all the right places—including an updated kitchen and bathroom plus new exterior siding for a sharp, low-maintenance finish. Whether you're looking for comfort, location, or value, this home is one you won’t want to miss!

Key facts

• Updated kitchen
• Lake
• Corner lot

Tags

• CORNER LOT
• BIKING AND WALKING PATH
• NEARBY CONVENIENCE STORE
• LAKE
• GOLF COURSE
• UPDATED KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $-65 ($-783/yr) — negative.
• To cash-flow at today's rent, offer at most $111k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $88k (27.9% below list).
• Recommended offer: $88k (27.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#204 in IA, #3,719 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• South O'Brien Community School District (rural): math 64% / reading 66% proficiency, ranked #196 of 289 in IA (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 13 units permitted in O'Brien County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($847 loan paydown + $7k appreciation (6.1% local appreciation)).
• O'Brien County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $44k; list at $122k implies a 175% 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 $88,355 (27.9% 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 66 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — 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. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.28%
• DSCR: 0.90
• GRM: 11.6

CMA / ARV

• ARV (median comp): $86,549
• List price: $122,500
• Delta: 41.54%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 S Mickley St	0.52mi	2/1.0	896 (-1%)	11mo	$79,500	$89	66
213 W Greene St	0.53mi	2/1.0	936 (+4%)	11mo	$213,000	$228	60
120 S Cannon St	0.47mi	2/2.0	986 (+9%)	20mo	$43,000	$44	41

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

Projected returns pro-forma

6.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.8%
• Equity multiple: 1.93×
• Total profit: $32,004
• Equity at exit: $77,892

10-year hold

• IRR: 14.2%
• Equity multiple: 3.83×
• Total profit: $97,099
• Equity at exit: $142,021

Cash invested: $34,300 (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 51046

• Home prices YoY: 3.1%
• Active inventory: 5
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $884 medium
• Mortgage (P&I): −$642
• Tax from tax record: −$70 /mo · $838/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $-65

Break-even live

Break-even rent $966

Max offer price $110,969

Occupancy floor —

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: $30,625
• Closing costs: $3,675
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $122,500 Active 66 DOM
2. 2026-06-17
   days on market $122,500 Active 65 DOM
3. 2026-06-16
   days on market $122,500 Active 64 DOM
4. 2026-06-15
   days on market $122,500 Active 63 DOM
5. 2026-06-13
   days on market $122,500 Active 61 DOM
6. 2026-06-12
   days on market $122,500 Active 60 DOM
7. 2026-06-09
   days on market $122,500 Active 57 DOM
8. 2026-06-08
   days on market $122,500 Active 56 DOM
9. 2026-06-07
   days on market $122,500 Active 55 DOM
10. 2026-06-05
    days on market $122,500 Active 53 DOM
11. 2026-06-04
    days on market $122,500 Active 51 DOM
12. 2026-06-02
    days on market $122,500 Active 50 DOM
13. 2026-06-01
    days on market $122,500 Active 49 DOM
14. 2026-05-31
    days on market $122,500 Active 48 DOM
15. 2026-05-31
    days on market $122,500 Active 47 DOM
16. 2026-04-13
    listed $130,000 Active 519-char remark

    Show marketing remark (519 chars)

    This cute and cozy home sits on a great corner lot with convenience at every turn! Enjoy easy access to the biking and walking path, a nearby convenience store, and the lake and golf course just down the road. Lovingly cared for over the years, this home features thoughtful updates in all the right places—including an updated kitchen and bathroom plus new exterior siding for a sharp, low-maintenance finish. Whether you're looking for comfort, location, or value, this home is one you won’t want to miss!

17. 2024-06-11
    soldstatus $44,500
18. 2017-04-07
    soldstatus $39,250
19. 2014-07-09
    soldstatus $30,500

ⓘ 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: $838 · $70/mo
• Projected year-2 tax: $1,381 · $115/mo
• Expected delta: +$543/yr (+$45/mo · 64.8%)

ⓘ 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 ≥101°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: $10,603
• − Mortgage interest: −$6,862
• − Property taxes: −$838
• − Insurance: −$612
• − Repairs & maintenance: −$848
• − Management: −$848
• − Depreciation: −$3,564
• Taxable loss: −$2,970
• Est. tax savings @ 24.0%: +$713
• After-tax cash flow: $-71/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: South O'Brien Community School District
• NCES district ID: 1900026
• Math proficiency: 64% ▼ -6.00%
• Reading proficiency: 66% ▼ -7.00%
• Median HH income: $50,412
• Composite: 55.26/100
• National rank: #1267
• State rank: #196 of 289 in IA

Livability — Paullina

• Score: 76/100
• State rank: #204
• US rank: #3719

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Paullina, IA
• Population (ZIP): 1,407

Population outlook (O'Brien County) Hauer SSP2

• Today (2025): 13,353 people
• By 2030: 13,040 · -2.3%
• By 2040: 12,422 · -7.0%
• By 2050: 11,887 · -11.0%
• By 2075: 11,132 · -16.6%
• By 2100: 10,176 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Asian 1%
• Common ancestry: Iranian 13% Portuguese 3% Serbian 1%
• Foreign-born: 2% · South Korea
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · O'Brien

• 2024 margin: Solid R (+60.9) · D 19.0% · R 80.0% · Other 1.0%
• 2008→2024 swing: -26.1pp toward R · 2008: -34.9pp · 2024: -60.9pp
• All cycles: 2024: R+60.9 2020: R+56.8 2016: R+60.2 2012: R+45.2 2008: R+34.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.11%
• Current HPI: 201.747
• 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

+326.2% since first listed

4 events — show timeline

• 2026-04-13 Listed $130,000 Iowa Great Lakes BOR
• 2024-06-11 Sold (Public Records) $44,500 Public Records
• 2017-04-07 Sold (Public Records) $39,250 Public Records
• 2014-07-09 Sold (Public Records) $30,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $838 · -1.2% YoY. Source: county tax records.