750 Main St · Akron, IA 51001

$180,000

3 bd · 2.5 ba · 1,592 sqft · SingleFamily public records · 71 Days on market

Built 1969 0.27 ac lot Est $154k · 17% over

---

Why this score? — see what drove the F 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).

• Appreciation +8.2/10.0
• Cash flow +6.5/30.0
• Schools +6.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.8/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Completely renovated Raised Ranch. 3 Bedrooms 2 baths. Almost everything is NEW. New Windows, Siding, Plumbing, Electric Panel and most wiring, Doors, Trim, Fixtures, Kitchen & Baths, All new flooring & Carpets. Some new Drywall and all Freshly Painted. New Deck on the back and a new one coming on the Front

Key facts

• 0.27 acre lot
• Garage
• Built 1969

Property features AI

Exterior

• Parking: Garage with 1 parking space; Concrete parking/driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residential home
• Construction: Vinyl siding; Shingle roof; Below-grade finished area
• Exterior features: Garden; Deck; Few trees on the lot

Interior

• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Water softener; Finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-304 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (29.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (33.4% below list).
• Recommended offer: $120k (33.4% below list) — sets the bar for 1% rule.

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 $13k of equity ($1k loan paydown + $12k appreciation (6.4% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $119,922 (33.4% 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 71 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — 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: 0.67% ✗
• Cap rate: 4.27%
• Cash-on-cash: -7.24%
• DSCR: 0.68
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $154,424
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
821 Main St	0.05mi	3/1.5	1,513 (-5%)	3mo	$240,000	$159	83
841 Reed St	0.18mi	3/2.0	1,555 (-2%)	12mo	$180,000	$116	76
540 S 8th St	0.19mi	3/2.0	1,708 (+7%)	8mo	$135,000	$79	71
530 Dakota St	0.16mi	4/1.0 (+1)	1,705 (+7%)	2mo	$99,700	$58	68
2040 Clover Dr	0.15mi	3/1.0	1,731 (+9%)	5mo	$190,000	$110	68
231 Sargent St	0.36mi	4/1.5 (+1)	1,620 (+2%)	6mo	$137,500	$85	66
2030 Clover Dr	0.14mi	4/2.0 (+1)	1,808 (+14%)	14mo	$210,000	$116	52
810 Kerr Dr	0.33mi	3/1.0	1,434 (-10%)	13mo	$130,000	$91	51
400 Sargent St	0.27mi	4/2.0 (+1)	1,720 (+8%)	19mo	$166,000	$97	51
530 Jespersen Blvd	0.67mi	3/2.0	1,520 (-4%)	11mo	$350,000	$230	50
351 Hardy St	0.32mi	3/2.0	1,410 (-11%)	17mo	$135,000	$96	50
350 N 8th St	0.34mi	3/2.0	1,817 (+14%)	16mo	$175,000	$96	45

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: 10.6%
• Equity multiple: 1.73×
• Total profit: $36,997
• Equity at exit: $117,793

10-year hold

• IRR: 11.6%
• Equity multiple: 3.44×
• Total profit: $122,978
• Equity at exit: $217,735

Cash invested: $50,400 (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 51001

• Home prices YoY: 2.2%
• Active inventory: 18
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,199 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$232 /mo · $2,788/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-304

Break-even live

Break-even rent $1,584

Max offer price $126,317

Occupancy floor —

Sensitivity live

Price	-10% $-202	-5% $-253	+0% $-304	+5% $-355	+10% $-406
Rent	-10% $-399	-5% $-351	+0% $-304	+5% $-257	+10% $-209
Rate	-1.0pp $-213	-0.5pp $-258	base $-304	+0.5pp $-351	+1.0pp $-398

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-12
   status $180,000 Pending 71 DOM
2. 2026-06-09
   days on market $180,000 Active 71 DOM
3. 2026-06-08
   days on market $180,000 Active 70 DOM
4. 2026-06-07
   days on market $180,000 Active 69 DOM
5. 2026-06-07
   days on market $180,000 Active 68 DOM
6. 2026-06-04
   days on market $180,000 Active 65 DOM
7. 2026-06-02
   days on market $180,000 Active 64 DOM
8. 2026-06-01
   days on market $180,000 Active 63 DOM
9. 2026-05-31
   days on market $180,000 Active 62 DOM
10. 2026-05-31
    days on market $180,000 Active 61 DOM
11. 2026-05-21
    price $180,000
12. 2026-05-08
    price $185,000
13. 2026-05-06
    status Active
14. 2026-04-30
    status Pending
15. 2026-04-18
    price $190,000
16. 2026-04-01
    price $200,000
17. 2026-03-24
    listed $205,000 Active
18. 2023-06-19
    soldstatus $190,000
19. 2023-06-16
    soldstatus $190,000 Closed 320-char remark

    Show marketing remark (320 chars)

    Completely renovated Raised Ranch. 3 Bedrooms 2 baths. Almost everything is NEW. New Windows, Siding, Plumbing, Electric Panel and most wiring, Doors, Trim, Fixtures, Kitchen & Baths, All new flooring & Carpets. Some new Drywall and all Freshly Painted. New Deck on the back and a new one coming on the Front

20. 2023-04-04
    listed $189,950 Active 320-char remark

    Show marketing remark (320 chars)

    Completely renovated Raised Ranch. 3 Bedrooms 2 baths. Almost everything is NEW. New Windows, Siding, Plumbing, Electric Panel and most wiring, Doors, Trim, Fixtures, Kitchen & Baths, All new flooring & Carpets. Some new Drywall and all Freshly Painted. New Deck on the back and a new one coming on the Front

21. 2022-08-19
    soldstatus $115,000 Closed 201-char remark

    Show marketing remark (201 chars)

    Nice 3 Bedroom Home Located on Large Corner Lot! Great opportunity for first time buyers with a nice layout. Eat-in kitchen, 3 bedrooms, full basement less single stall garage stall. Motivated sellers!

22. 2022-06-20
    listed $130,000 201-char remark

    Show marketing remark (201 chars)

    Nice 3 Bedroom Home Located on Large Corner Lot! Great opportunity for first time buyers with a nice layout. Eat-in kitchen, 3 bedrooms, full basement less single stall garage stall. Motivated sellers!

ⓘ 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: $2,788 · $232/mo
• Projected year-2 tax: $2,807 · $234/mo
• Expected delta: +$19/yr (+$2/mo · 0.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,391
• − Mortgage interest: −$10,083
• − Property taxes: −$2,788
• − Insurance: −$900
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$5,236
• Taxable loss: −$6,919
• Est. tax savings @ 24.0%: +$1,661
• After-tax cash flow: $-1,986/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

+38.5% since first listed

12 events — show timeline

• 2026-05-21 Price Changed $180,000 NWIA
• 2026-05-08 Price Changed $185,000 NWIA
• 2026-05-06 Relisted — NWIA
• 2026-04-30 Pending — NWIA
• 2026-04-18 Price Changed $190,000 NWIA
• 2026-04-01 Price Changed $200,000 NWIA
• 2026-03-24 Listed $205,000 NWIA
• 2023-06-19 Sold (Public Records) $190,000 Public Records
• 2023-06-16 Sold (MLS) $190,000 NWIA
• 2023-04-04 Listed $189,950 NWIA
• 2022-08-19 Sold (MLS) $115,000 NWIA
• 2022-06-20 Listed $130,000 NWIA

Property tax history

+8.5%/yr

Latest (2025): $2,788 · +14.4% YoY. Source: county tax records.