2825 New London Rd · New London, IA 52645

$270,000

3 bd · 2.0 ba · 1,586 sqft · SingleFamily public records · 75 Days on market

Built 2018 1.13 ac lot $170/sqft · 22% below area Est $345k · 22% under ↓ 18% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +6.2/10.0
• Schools +5.5/10.0
• Livability +3.8/5.0
• Cash flow +3.0/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Check out this beautiful home sitting on 1.13 acres, hard surface road, built in 2018! This home boasts 3 bedrooms and 2 full bathrooms with a full basement- ready to be finished! This open floor plan, makes eating, dining and entertaining easy! It has a large 2.5 car detached garage, and a large yard for all the extra activities! Schedule your showing today, before it's gone!

Key facts

• 1.13 acre lot
• 2 garage spots
• Built 2018

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-874 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $116k (57.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (56.1% below list).
• Recommended offer: $116k (57.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 76/100 on livability (#188 in IA, #3,417 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• New London Community School District (rural): math 63% / reading 68% proficiency, ranked #194 of 289 in IA (top 67%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 13 active listings in the ZIP; 30 units permitted in Henry County in 2024 (8 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (2.5% local appreciation)).
• Henry County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• 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 75 days — a 6% lower offer ($254k) is reasonable based on typical stale-listing flexibility.

Recommended offer $115,569 (57.2% 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 75 days. Have you received any prior offers? Is the seller open to a 57% concession, seller financing, or rate buy-down credit?
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: 0.44% ✗
• Cap rate: 2.41%
• Cash-on-cash: -13.88%
• DSCR: 0.38
• GRM: 19.0

CMA / ARV

• ARV (median comp): $345,400
• List price: $270,000
• Delta: -21.83%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

2.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.59×
• Total profit: $-30,790
• Equity at exit: $113,296

10-year hold

• IRR: -2.0%
• Equity multiple: 0.71×
• Total profit: $-21,867
• Equity at exit: $168,543

Cash invested: $75,600 (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 52645

• Home prices YoY: 1.3%
• Active inventory: 13
• Price-to-rent: 19.0×

Monthly cashflow live

• Estimated rent: $1,186 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$283 /mo · $3,394/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $-874

Break-even live

Break-even rent $2,293

Max offer price $115,569

Occupancy floor —

Sensitivity live

Price	-10% $-721	-5% $-798	+0% $-874	+5% $-951	+10% $-1,027
Rent	-10% $-968	-5% $-921	+0% $-874	+5% $-827	+10% $-780
Rate	-1.0pp $-738	-0.5pp $-806	base $-874	+0.5pp $-944	+1.0pp $-1,015

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-12
   statusdays on market $270,000 Pending 75 DOM
2. 2026-06-09
   days on market $270,000 Active Under Contract 74 DOM
3. 2026-06-08
   days on market $270,000 Active Under Contract 73 DOM
4. 2026-06-07
   days on market $270,000 Active Under Contract 72 DOM
5. 2026-06-05
   days on market $270,000 Active Under Contract 70 DOM
6. 2026-06-04
   days on market $270,000 Active Under Contract 68 DOM
7. 2026-06-02
   days on market $270,000 Active Under Contract 67 DOM
8. 2026-06-01
   days on market $270,000 Active Under Contract 66 DOM
9. 2026-05-31
   days on market $270,000 Active Under Contract 65 DOM
10. 2026-05-31
    days on market $270,000 Active Under Contract 64 DOM
11. 2026-05-09
    historical Active Under Contract 379-char remark

    Show marketing remark (379 chars)

    Check out this beautiful home sitting on 1.13 acres, hard surface road, built in 2018! This home boasts 3 bedrooms and 2 full bathrooms with a full basement- ready to be finished! This open floor plan, makes eating, dining and entertaining easy! It has a large 2.5 car detached garage, and a large yard for all the extra activities! Schedule your showing today, before it's gone!

12. 2026-04-30
    price $270,000 379-char remark

    Show marketing remark (379 chars)

    Check out this beautiful home sitting on 1.13 acres, hard surface road, built in 2018! This home boasts 3 bedrooms and 2 full bathrooms with a full basement- ready to be finished! This open floor plan, makes eating, dining and entertaining easy! It has a large 2.5 car detached garage, and a large yard for all the extra activities! Schedule your showing today, before it's gone!

13. 2026-04-20
    price $294,900 379-char remark

    Show marketing remark (379 chars)

    Check out this beautiful home sitting on 1.13 acres, hard surface road, built in 2018! This home boasts 3 bedrooms and 2 full bathrooms with a full basement- ready to be finished! This open floor plan, makes eating, dining and entertaining easy! It has a large 2.5 car detached garage, and a large yard for all the extra activities! Schedule your showing today, before it's gone!

14. 2026-04-05
    price $309,000 379-char remark

    Show marketing remark (379 chars)

    Check out this beautiful home sitting on 1.13 acres, hard surface road, built in 2018! This home boasts 3 bedrooms and 2 full bathrooms with a full basement- ready to be finished! This open floor plan, makes eating, dining and entertaining easy! It has a large 2.5 car detached garage, and a large yard for all the extra activities! Schedule your showing today, before it's gone!

15. 2026-03-27
    listed $329,000 Active 379-char remark

    Show marketing remark (379 chars)

    Check out this beautiful home sitting on 1.13 acres, hard surface road, built in 2018! This home boasts 3 bedrooms and 2 full bathrooms with a full basement- ready to be finished! This open floor plan, makes eating, dining and entertaining easy! It has a large 2.5 car detached garage, and a large yard for all the extra activities! Schedule your showing today, before it's gone!

ⓘ 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: $3,394 · $283/mo
• Projected year-2 tax: $3,816 · $318/mo
• Expected delta: +$422/yr (+$35/mo · 12.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $14,234
• − Mortgage interest: −$15,124
• − Property taxes: −$3,394
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$7,855
• Taxable loss: −$15,767
• Est. tax savings @ 24.0%: +$3,784
• After-tax cash flow: $-6,706/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: New London Community School District
• NCES district ID: 1920460
• Math proficiency: 63% ▲ 2.00%
• Reading proficiency: 68% ▲ 5.00%
• Median HH income: $46,710
• Composite: 55.31/100
• National rank: #1260
• State rank: #194 of 289 in IA

Livability — New London

• Score: 76/100
• State rank: #188
• US rank: #3417

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,472

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 (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Portuguese 5% Iranian 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1% Other Indo-European 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: ▲ 2.46%
• Current HPI: 197.8445
• 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

-17.9% since first listed

5 events — show timeline

• 2026-05-09 Contingent — IAR
• 2026-04-30 Price Changed $270,000 IAR
• 2026-04-20 Price Changed $294,900 IAR
• 2026-04-05 Price Changed $309,000 IAR
• 2026-03-27 Listed $329,000 IAR

Property tax history

+149.7%/yr

Latest (2025): $3,394 · +6.7% YoY. Source: county tax records.