818 Quiet Hbr · Creston, IA 50801

$55,500

3 bd · 2.0 ba · 480 sqft · Manufactured public records · 91 Days on market

Built 2003 $116/sqft · 510% above area

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Why this score? — see what drove the B 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
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Easy, low-maintenance living in a 55+ community! This 3 bed, 2 bath home built in 2003 offers approximately 1,400 sq ft, a 2-car attached garage, on a lot with minimal upkeep required. Inside, practical design with move-in ready appeal with room to make it your own over time. Pet-friendly (with approval), and water is included to keep monthly expenses simple. Monthly lot rent is $575, with garbage and sewer averaging approximately $645/month total. Park approval required prior to purchase. Application fee is $50. Move-in costs include $100 fee, $575 deposit, and first month’s lot rent and services. Affordable, manageable, and ready for its next owner.

Key facts

• 2 garage spots
• Built 2003
• Listed 90 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $56k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($884 rent vs $56k).
• Recommended offer: $51k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.0% vs local median 5.0% in Creston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#76 in IA, #1,607 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F.
• Creston Community School District (town): math 63% / reading 69% proficiency, ranked #195 of 289 in IA (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 77 active listings in the ZIP; 5 units permitted in Union County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $384 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $24k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $50,505 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
5. 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.
6. 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.
7. 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: 1.59% ✓
• Cap rate: 14.02%
• Cash-on-cash: 27.59%
• DSCR: 2.23
• GRM: 5.2

CMA / ARV

• ARV (median comp): $26,523
• List price: $55,500
• Delta: 109.25%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.6%
• Equity multiple: 1.88×
• Total profit: $13,752
• Equity at exit: $8,275

10-year hold

• IRR: 29.7%
• Equity multiple: 3.65×
• Total profit: $41,227
• Equity at exit: $4,799

Cash invested: $15,540 (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 50801

• Home prices YoY: -5.9%
• Active inventory: 77
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $884 medium
• Mortgage (P&I): −$291
• Tax from tax record: −$26 /mo · $318/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $357

Break-even live

Break-even rent $431

Max offer price $55,500

Occupancy floor 55%

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: $13,875
• Closing costs: $1,665
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   price $55,500 Active 91 DOM
2. 2026-06-18
   days on market $69,900 Active 91 DOM
3. 2026-06-17
   days on market $69,900 Active 90 DOM
4. 2026-06-16
   days on market $69,900 Active 89 DOM
5. 2026-06-15
   days on market $69,900 Active 88 DOM
6. 2026-06-13
   days on market $69,900 Active 86 DOM
7. 2026-06-12
   days on market $69,900 Active 85 DOM
8. 2026-06-09
   days on market $69,900 Active 82 DOM
9. 2026-06-08
   days on market $69,900 Active 81 DOM
10. 2026-06-07
    days on market $69,900 Active 80 DOM
11. 2026-06-07
    days on market $69,900 Active 79 DOM
12. 2026-06-04
    days on market $69,900 Active 76 DOM
13. 2026-06-02
    days on market $69,900 Active 75 DOM
14. 2026-06-01
    days on market $69,900 Active 74 DOM
15. 2026-05-31
    days on market $69,900 Active 73 DOM
16. 2026-05-31
    days on market $69,900 Active 72 DOM
17. 2026-05-15
    price $69,900 666-char remark

    Show marketing remark (666 chars)

    Easy, low-maintenance living in a 55+ community! This 3 bed, 2 bath home built in 2003 offers approximately 1,400 sq ft, a 2-car attached garage, on a lot with minimal upkeep required. Inside, practical design with move-in ready appeal with room to make it your own over time. Pet-friendly (with approval), and water is included to keep monthly expenses simple. Monthly lot rent is $575, with garbage and sewer averaging approximately $645/month total. Park approval required prior to purchase. Application fee is $50. Move-in costs include $100 fee, $575 deposit, and first month’s lot rent and services. Affordable, manageable, and ready for its next owner.

18. 2026-04-29
    price $74,000 666-char remark

    Show marketing remark (666 chars)

    Easy, low-maintenance living in a 55+ community! This 3 bed, 2 bath home built in 2003 offers approximately 1,400 sq ft, a 2-car attached garage, on a lot with minimal upkeep required. Inside, practical design with move-in ready appeal with room to make it your own over time. Pet-friendly (with approval), and water is included to keep monthly expenses simple. Monthly lot rent is $575, with garbage and sewer averaging approximately $645/month total. Park approval required prior to purchase. Application fee is $50. Move-in costs include $100 fee, $575 deposit, and first month’s lot rent and services. Affordable, manageable, and ready for its next owner.

19. 2026-03-19
    listed $79,000 Active 666-char remark

    Show marketing remark (666 chars)

    Easy, low-maintenance living in a 55+ community! This 3 bed, 2 bath home built in 2003 offers approximately 1,400 sq ft, a 2-car attached garage, on a lot with minimal upkeep required. Inside, practical design with move-in ready appeal with room to make it your own over time. Pet-friendly (with approval), and water is included to keep monthly expenses simple. Monthly lot rent is $575, with garbage and sewer averaging approximately $645/month total. Park approval required prior to purchase. Application fee is $50. Move-in costs include $100 fee, $575 deposit, and first month’s lot rent and services. Affordable, manageable, and ready for its next owner.

20. 2015-09-30
    soldstatus $44,000 179-char remark

    Show marketing remark (179 chars)

    Nice 3 Bedroom home, with attached garage. Well taken care of, with to enjoy the outdoors. Buyer to be approved by owner of Quiet Harbor. Check with us, park owner for park rates.

21. 2015-08-18
    listed $46,000 179-char remark

    Show marketing remark (179 chars)

    Nice 3 Bedroom home, with attached garage. Well taken care of, with to enjoy the outdoors. Buyer to be approved by owner of Quiet Harbor. Check with us, park owner for park rates.

ⓘ 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: $318 · $26/mo
• Projected year-2 tax: $595 · $50/mo
• Expected delta: +$277/yr (+$23/mo · 87.0%)

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

Taxation est. · year 1

• Rental income: $10,602
• − Mortgage interest: −$3,109
• − Property taxes: −$318
• − Insurance: −$278
• − Repairs & maintenance: −$848
• − Management: −$848
• − Depreciation: −$1,615
• Taxable income: $3,587
• Est. tax owed @ 24.0%: −$861
• After-tax cash flow: $3,427/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: Creston Community School District
• NCES district ID: 1908310
• Math proficiency: 63% ▬ 0.00%
• Reading proficiency: 69% ▲ 4.00%
• Median HH income: $42,292
• Composite: 55.29/100
• National rank: #1263
• State rank: #195 of 289 in IA

Livability — Creston

• Score: 81/100
• State rank: #76
• US rank: #1607

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Creston, IA
• Population (ZIP): 9,027

Population outlook (Union County) Hauer SSP2

• Today (2025): 12,536 people
• By 2030: 12,561 · +0.2%
• By 2040: 12,583 · +0.4%
• By 2050: 12,543 · +0.1%
• By 2075: 12,816 · +2.2%
• By 2100: 12,754 · +1.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 3% Slovak 2% Portuguese 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+36.2) · D 31.2% · R 67.4% · Other 1.3%
• 2008→2024 swing: -39.9pp toward R · 2008: 3.7pp · 2024: -36.2pp
• All cycles: 2024: R+36.2 2020: R+31.5 2016: R+27.8 2012: D+3.9 2008: D+3.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.71%
• Current HPI: 217.2057
• 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

+52.0% since first listed

5 events — show timeline

• 2026-05-15 Price Changed $69,900 IAR
• 2026-04-29 Price Changed $74,000 IAR
• 2026-03-19 Listed $79,000 IAR
• 2015-09-30 Sold (MLS) $44,000 IAR
• 2015-08-18 Listed $46,000 IAR

Property tax history

+7.9%/yr

Latest (2025): $318 · -3.6% YoY. Source: county tax records.