96 South St · Akron, IA 51001

$70,364

4 bd · 2.0 ba · 1,595 sqft · SingleFamily public records · 14 Days on market

Built 1940 0.28 ac lot

---

Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

4 Bedroom, 2 Bath home on nice level lot. Large shed. Needs some work but Lots of potential. Much bigger than it looks. This is a USDA property being sold AS IS WHERE IS & is subject to a 5% buyers premium or $1,500. Minimum + $995. Closing coordinator fee. Title will be conveyed by quit claim deed. All offers to be submitted to Https://MYNEXTBID.com. Visit the website for additional information.

Key facts

• 0.28 acre lot
• Built 1940
• Listed 14 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Shingle roof; Below-grade finished area
• Exterior features: Level lot

Interior

• Bathrooms: Two three-quarter bathrooms
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Finished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads 73/100 on livability (#262 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Akron Westfield Community School District (rural): math 75% / reading 78% proficiency, ranked #50 of 289 in IA (top 17%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Akron Westfield Elementary School (math 77% / reading 82%, grade A, #71 of 616 statewide, top 15%, 249 students, 40% FRL); Akron Westfield Middle School (math 82% / reading 82%, grade A+, #22 of 246 statewide, top 12%, 139 students, 28% FRL); Akron Westfield Senior High School (math 67% / reading 72%, grade B, #152 of 336 statewide, top 52%, 192 students, 28% FRL).
• Market conditions: 18 active listings in the ZIP; 147 units permitted in Plymouth County in 2024 (112 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($486 loan paydown + $5k appreciation (6.4% local appreciation)).
• At projected returns (6.4% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,364

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.77% ✓
• Cap rate: 13.92%
• Cash-on-cash: 27.23%
• DSCR: 2.21
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $185,020
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
231 Sargent St	0.19mi	4/1.5	1,620 (+2%)	6mo	$137,500	$85	81
530 Dakota St	0.46mi	4/1.0	1,705 (+7%)	2mo	$99,700	$58	62
400 Sargent St	0.26mi	4/2.0	1,720 (+8%)	19mo	$166,000	$97	59
701 S 3rd St	0.15mi	3/2.0 (-1)	1,724 (+8%)	21mo	$220,500	$128	57
821 Main St	0.59mi	3/1.5 (-1)	1,513 (-5%)	3mo	$240,000	$159	54
530 Jespersen Blvd	0.53mi	3/2.0 (-1)	1,520 (-5%)	11mo	$350,000	$230	53
540 S 8th St	0.50mi	3/2.0 (-1)	1,708 (+7%)	8mo	$135,000	$79	53
351 Hardy St	0.22mi	3/2.0 (-1)	1,410 (-12%)	17mo	$135,000	$96	51
841 Reed St	0.68mi	3/2.0 (-1)	1,555 (-2%)	12mo	$180,000	$116	49
2040 Clover Dr	0.61mi	3/1.0 (-1)	1,731 (+8%)	5mo	$190,000	$110	44
2030 Clover Dr	0.61mi	4/2.0	1,808 (+13%)	14mo	$210,000	$116	38
301 N 8th St	0.71mi	3/2.5 (-1)	1,752 (+10%)	23mo	$260,000	$148	24

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

Projected returns pro-forma

6.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.1%
• Equity multiple: 3.57×
• Total profit: $50,549
• Equity at exit: $46,047

10-year hold

• IRR: 36.1%
• Equity multiple: 7.40×
• Total profit: $126,082
• Equity at exit: $85,115

Cash invested: $19,702 (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 51001

• Home prices YoY: 2.2%
• Active inventory: 18
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,249 medium
• Mortgage (P&I): −$369
• Tax from tax record: −$141 /mo · $1,694/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $447

Break-even live

Break-even rent $683

Max offer price $70,364

Occupancy floor 59%

Sensitivity live

Price	-10% $487	-5% $467	+0% $447	+5% $427	+10% $407
Rent	-10% $348	-5% $398	+0% $447	+5% $496	+10% $546
Rate	-1.0pp $483	-0.5pp $465	base $447	+0.5pp $429	+1.0pp $410

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: $17,591
• Closing costs: $2,111
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-11
   status Pending
2. 2026-04-27
   listed $70,364 Active
3. 2022-06-06
   listed $79,500
4. 2008-04-16
   soldstatus $66,000

ⓘ 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: $1,694 · $141/mo
• Projected year-2 tax: $1,694 · $141/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,986
• − Mortgage interest: −$3,941
• − Property taxes: −$1,694
• − Insurance: −$352
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$2,047
• Taxable income: $4,554
• Est. tax owed @ 24.0%: −$1,093
• After-tax cash flow: $4,272/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: Akron Westfield Community School District
• NCES district ID: 1903220
• Math proficiency: 75% ▼ -8.00%
• Reading proficiency: 78% ▼ -3.00%
• Median HH income: $56,291
• Composite: 65.35/100
• National rank: #485
• State rank: #50 of 289 in IA

Livability — Akron

• Score: 73/100
• State rank: #262
• US rank: #5038

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Akron, IA
• Population (ZIP): 2,292

Population outlook (Plymouth County) Hauer SSP2

• Today (2025): 25,214 people
• By 2030: 25,257 · +0.2%
• By 2040: 25,304 · +0.4%
• By 2050: 25,421 · +0.8%
• By 2075: 26,820 · +6.4%
• By 2100: 27,604 · +9.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Native American 3% Two or more races 3%
• Common ancestry: Iranian 8% Portuguese 3% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Plymouth

• 2024 margin: Solid R (+54.2) · D 22.3% · R 76.5% · Other 1.2%
• 2008→2024 swing: -29.2pp toward R · 2008: -25.1pp · 2024: -54.2pp
• All cycles: 2024: R+54.2 2020: R+49.3 2016: R+51.9 2012: R+34.3 2008: R+25.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.41%
• Current HPI: 296.3686
• 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

+6.6% since first listed

4 events — show timeline

• 2026-05-11 Pending — NWIA
• 2026-04-27 Listed $70,364 NWIA
• 2022-06-06 Listed $79,500 NWIA
• 2008-04-16 Sold (Public Records) $66,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,694 · +16.5% YoY. Source: county tax records.