906 Broad St St · Plymouth, IA 50464

$105,900

3 bd · 1.5 ba · 1,424 sqft · SingleFamily public records · 211 Days on market

Built 1920 0.40 ac lot $74/sqft · 15% below area Est $147k · 28% under ↓ 6% since listing

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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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.4/10.0
• Appreciation +6.4/10.0
• Schools +6.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This Spacious 11/2 story, 3-bedroom home sits on a double lot graced by its small-town country setting. This home offers it all with spacious living & formal dining rooms show casing beautiful Lead Glass picture windows, main floor bedroom with a shower & built-in's, open kitchen & extra multi-purpose room off of the kitchen. The upper level has 2 bedrooms, a bathroom & a huge open closet area. Nice high ceilings, 3 new entrance doors, Central air is new, new carpet in most rooms. An awesome breezeway offers a sliding glass door to back patio. Handy for cold winter, windy or rainy days, the large single attached garage and breezeway offer shelter to unload groceries and other purchaced items from the car. The shed and hard surfaced driveway are a bonus. Enjoy lots of storage throughout! The LP tank is owned. Short walk to local amenities. Quiet Town. Don't miss out on the opportunity to transform your new home. The $6,600 price reduction will go a long way it making this home your own!

Key facts

• Double lot
• New entrance doors
• Multi-purpose room

Tags

• DOUBLE LOT
• LEAD GLASS PICTURE WINDOWS
• OPEN KITCHEN
• MULTI-PURPOSE ROOM
• HUGE OPEN CLOSET AREA
• NEW ENTRANCE DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $93k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#369 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Central Springs Community School District (rural): math 75% / reading 76% proficiency, ranked #64 of 289 in IA (top 22%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 4 active listings in the ZIP; 54 units permitted in Cerro Gordo County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($732 loan paydown + $3k appreciation (2.8% local appreciation)).
• Cerro Gordo County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, 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 211 days — a 12% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,192 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.99%
• DSCR: 1.44
• GRM: 7.3

CMA / ARV

• ARV (median comp): $146,963
• List price: $105,900
• Delta: -27.94%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
619 Grove St St	0.25mi	3/1.0	1,449 (+2%)	3mo	$118,900	$82	81
1107 Broad St St	0.13mi	2/1.8 (-1)	1,535 (+8%)	23mo	$182,000	$119	56

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

Projected returns pro-forma

2.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 1.93×
• Total profit: $27,571
• Equity at exit: $46,642

10-year hold

• IRR: 18.1%
• Equity multiple: 3.61×
• Total profit: $77,272
• Equity at exit: $71,133

Cash invested: $29,652 (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 50464

• Home prices YoY: 1.7%
• Active inventory: 4
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$555
• Tax from tax record: −$106 /mo · $1,272/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $247

Break-even live

Break-even rent $893

Max offer price $105,900

Occupancy floor 75%

Sensitivity live

Price	-10% $307	-5% $277	+0% $247	+5% $217	+10% $187
Rent	-10% $152	-5% $199	+0% $247	+5% $295	+10% $342
Rate	-1.0pp $300	-0.5pp $274	base $247	+0.5pp $219	+1.0pp $192

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: $26,475
• Closing costs: $3,177
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $105,900 Active 211 DOM
2. 2026-06-18
   days on market $105,900 Active 209 DOM
3. 2026-06-17
   days on market $105,900 Active 208 DOM
4. 2026-06-16
   days on market $105,900 Active 207 DOM
5. 2026-06-15
   days on market $105,900 Active 206 DOM
6. 2026-06-13
   days on market $105,900 Active 204 DOM
7. 2026-06-12
   days on market $105,900 Active 203 DOM
8. 2026-06-09
   days on market $105,900 Active 200 DOM
9. 2026-06-08
   days on market $105,900 Active 199 DOM
10. 2026-06-07
    days on market $105,900 Active 198 DOM
11. 2026-06-07
    days on market $105,900 Active 197 DOM
12. 2026-06-04
    days on market $105,900 Active 194 DOM
13. 2026-06-02
    days on market $105,900 Active 193 DOM
14. 2026-06-01
    days on market $105,900 Active 192 DOM
15. 2026-05-31
    days on market $105,900 Active 191 DOM
16. 2026-05-31
    days on market $105,900 Active 190 DOM
17. 2026-04-28
    price $105,900 1024-char remark

    Show marketing remark (1024 chars)

    This Spacious 11/2 story, 3-bedroom home sits on a double lot graced by its small-town country setting. This home offers it all with spacious living & formal dining rooms show casing beautiful Lead Glass picture windows, main floor bedroom with a shower & built-in's, open kitchen & extra multi-purpose room off of the kitchen. The upper level has 2 bedrooms, a bathroom & a huge open closet area. Nice high ceilings, 3 new entrance doors, Central air is new, new carpet in most rooms. An awesome breezeway offers a sliding glass door to back patio. Handy for cold winter, windy or rainy days, the large single attached garage and breezeway offer shelter to unload groceries and other purchaced items from the car. The shed and hard surfaced driveway are a bonus. Enjoy lots of storage throughout! The LP tank is owned. Short walk to local amenities. Quiet Town. Don't miss out on the opportunity to transform your new home. The $6,600 price reduction will go a long way it making this home your own!

18. 2025-11-21
    listed $112,500 Active 1024-char remark

    Show marketing remark (1024 chars)

    This Spacious 11/2 story, 3-bedroom home sits on a double lot graced by its small-town country setting. This home offers it all with spacious living & formal dining rooms show casing beautiful Lead Glass picture windows, main floor bedroom with a shower & built-in's, open kitchen & extra multi-purpose room off of the kitchen. The upper level has 2 bedrooms, a bathroom & a huge open closet area. Nice high ceilings, 3 new entrance doors, Central air is new, new carpet in most rooms. An awesome breezeway offers a sliding glass door to back patio. Handy for cold winter, windy or rainy days, the large single attached garage and breezeway offer shelter to unload groceries and other purchaced items from the car. The shed and hard surfaced driveway are a bonus. Enjoy lots of storage throughout! The LP tank is owned. Short walk to local amenities. Quiet Town. Don't miss out on the opportunity to transform your new home. The $6,600 price reduction will go a long way it making this home your own!

ⓘ 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: $1,272 · $106/mo
• Projected year-2 tax: $1,467 · $122/mo
• Expected delta: +$195/yr (+$16/mo · 15.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,467
• − Mortgage interest: −$5,932
• − Property taxes: −$1,272
• − Insurance: −$530
• − Repairs & maintenance: −$1,157
• − Management: −$1,157
• − Depreciation: −$3,081
• Taxable income: $1,338
• Est. tax owed @ 24.0%: −$321
• After-tax cash flow: $2,642/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: Central Springs Community School District
• NCES district ID: 1920760
• Math proficiency: 75% ▲ 3.00%
• Reading proficiency: 76% ▲ 15.00%
• Median HH income: $54,070
• Composite: 64.32/100
• National rank: #553
• State rank: #64 of 289 in IA

Livability — Plymouth

• Score: 70/100
• State rank: #369
• US rank: #7723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plymouth, IA
• Population (ZIP): 573

Population outlook (Cerro Gordo County) Hauer SSP2

• Today (2025): 41,080 people
• By 2030: 39,746 · -3.2%
• By 2040: 36,608 · -10.9%
• By 2050: 33,682 · -18.0%
• By 2075: 29,702 · -27.7%
• By 2100: 27,399 · -33.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98%
• Common ancestry: Portuguese 14% Italian 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Cerro Gordo

• 2024 margin: R (+11.7) · D 43.4% · R 55.0% · Other 1.6%
• 2008→2024 swing: -32.5pp toward R · 2008: 20.8pp · 2024: -11.7pp
• All cycles: 2024: R+11.7 2020: R+6.3 2016: R+7.7 2012: D+13.2 2008: D+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.84%
• Current HPI: 172.2291
• 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

-5.9% since first listed

2 events — show timeline

• 2026-04-28 Price Changed $105,900 Greater Mason BOR
• 2025-11-21 Listed $112,500 Greater Mason BOR

Property tax history

+0.0%/yr

Latest (2025): $1,272 · +3.8% YoY. Source: county tax records.