60 W Rock Creek West St · Oakland Acres, IA 50135

$130,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 139 Days on market

Built 1995 6,791 sqft lot ↓ 13% since listing

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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).

• Cash flow +17.4/30.0
• Appreciation +8.7/10.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• DSCR +5.4/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover this 3 bedrooms 2 bathrooms home sitting on a little over half acre lot with breathtaking views to Rock Creek West . Featuring a spacious deck , cozy fire pit, shed/stall garage and plenty of outdoor space, fence back yard with an our door deck and from deck perfect for relaxing or entertainment. All appliances are included, sold as is. Propane gas stove, 4 lots are included on this sale.

Key facts

• Front deck
• Fence back yard
• Lake views

Tags

• LAKE VIEWS
• SPACIOUS DECK
• COZY FIRE PIT
• OUTDOOR SPACE
• FENCE BACK YARD
• FRONT DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (15.7% below list).
• Recommended offer: $110k (15.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#360 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Grinnell-Newburg Community School District (town): math 76% / reading 79% proficiency, ranked #47 of 289 in IA (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 19 active listings in the ZIP; 16 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($899 loan paydown + $10k appreciation (7.3% local appreciation)).
• Jasper County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (7.3% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 139 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago 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.

Recommended offer $109,642 (15.7% below list)

Questions for the listing agent

1. It's been on market 139 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.84% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.22%
• DSCR: 1.14
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.33% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.49×
• Total profit: $54,177
• Equity at exit: $92,872

10-year hold

• IRR: 19.5%
• Equity multiple: 5.19×
• Total profit: $152,476
• Equity at exit: $178,996

Cash invested: $36,400 (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 50135

• Home prices YoY: 2.4%
• Active inventory: 19
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$32 /mo · $390/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $98

Break-even live

Break-even rent $973

Max offer price $130,000

Occupancy floor 86%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-03-01
   status Pending 400-char remark

   Show marketing remark (400 chars)

   Discover this 3 bedrooms 2 bathrooms home sitting on a little over half acre lot with breathtaking views to Rock Creek West . Featuring a spacious deck , cozy fire pit, shed/stall garage and plenty of outdoor space, fence back yard with an our door deck and from deck perfect for relaxing or entertainment. All appliances are included, sold as is. Propane gas stove, 4 lots are included on this sale.

2. 2026-03-01
   status Pending

   Show marketing remark (400 chars)

   Discover this 3 bedrooms 2 bathrooms home sitting on a little over half acre lot with breathtaking views to Rock Creek West . Featuring a spacious deck , cozy fire pit, shed/stall garage and plenty of outdoor space, fence back yard with an our door deck and from deck perfect for relaxing or entertainment. All appliances are included, sold as is. Propane gas stove, 4 lots are included on this sale.

3. 2025-10-13
   listed $130,000 Active 400-char remark

   Show marketing remark (400 chars)

   Discover this 3 bedrooms 2 bathrooms home sitting on a little over half acre lot with breathtaking views to Rock Creek West . Featuring a spacious deck , cozy fire pit, shed/stall garage and plenty of outdoor space, fence back yard with an our door deck and from deck perfect for relaxing or entertainment. All appliances are included, sold as is. Propane gas stove, 4 lots are included on this sale.

4. 2025-10-13
   listed $130,000 Active

   Show marketing remark (400 chars)

   Discover this 3 bedrooms 2 bathrooms home sitting on a little over half acre lot with breathtaking views to Rock Creek West . Featuring a spacious deck , cozy fire pit, shed/stall garage and plenty of outdoor space, fence back yard with an our door deck and from deck perfect for relaxing or entertainment. All appliances are included, sold as is. Propane gas stove, 4 lots are included on this sale.

5. 2025-08-19
   listed $135,000 Active
6. 2024-09-17
   listed $129,000 Active
7. 2022-06-28
   historical
8. 2022-06-09
   price $129,900
9. 2022-05-21
   price $134,900
10. 2022-04-30
    price $139,900
11. 2022-01-29
    listed $149,900 Active

ⓘ 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: $390 · $32/mo
• Projected year-2 tax: $1,216 · $101/mo
• Expected delta: +$826/yr (+$69/mo · 211.7%)

ⓘ 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 2/10 Low 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,157
• − Mortgage interest: −$7,282
• − Property taxes: −$390
• − Insurance: −$650
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$3,782
• Taxable loss: −$1,052
• Est. tax savings @ 24.0%: +$252
• After-tax cash flow: $1,426/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: Grinnell-Newburg Community School District
• NCES district ID: 1913200
• Math proficiency: 76% ▼ -3.00%
• Reading proficiency: 79% ▲ 3.00%
• Median HH income: $49,893
• Composite: 65.57/100
• National rank: #466
• State rank: #47 of 289 in IA

Livability — Oakland Acres

• Score: 70/100
• State rank: #360
• US rank: #7527

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,777

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 36,216 people
• By 2030: 35,730 · -1.3%
• By 2040: 34,727 · -4.1%
• By 2050: 33,802 · -6.7%
• By 2075: 33,382 · -7.8%
• By 2100: 32,761 · -9.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Iranian 6% Portuguese 5% Slovak 4%
• Foreign-born: 1% · Canada

Political lean MEDSL · Jasper

• 2024 margin: Strong R (+27.6) · D 35.4% · R 63.0% · Other 1.5%
• 2008→2024 swing: -35.1pp toward R · 2008: 7.5pp · 2024: -27.6pp
• All cycles: 2024: R+27.6 2020: R+21.5 2016: R+18.4 2012: D+7.1 2008: D+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.33%
• Current HPI: 312.7639
• 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

-13.3% since first listed

11 events — show timeline

• 2026-03-01 Pending — IAR
• 2026-03-01 Pending — DMMLS
• 2025-10-13 Listed $130,000 DMMLS
• 2025-10-13 Listed $130,000 IAR
• 2025-08-19 Listed $135,000 IAR
• 2024-09-17 Listed $129,000 IAR
• 2022-06-28 Listing Removed — DMMLS
• 2022-06-09 Price Changed $129,900 DMMLS
• 2022-05-21 Price Changed $134,900 DMMLS
• 2022-04-30 Price Changed $139,900 DMMLS
• 2022-01-29 Listed $149,900 DMMLS

Property tax history

+3.8%/yr

Latest (2025): $390 · +3.2% YoY. Source: county tax records.