455 Pleasant St · Pleasanton, IA 50065

$62,900

3 bd · 1.0 ba · 825 sqft · Other public records · 230 Days on market

Built 1910 ↓ 3% 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 +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
• Appreciation +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If cozy and quiet are on the menu for your house hunting options, then this is perfect. This home is small but packs a punch with amenities. Galley kitchen with lovely dining area overlooking the south yard. Main level bedroom with plenty of storage! Upper level features one bedroom with alcoves and skylights. Also, has a 1/2 bath. Main level laundry could also be a great area for additional hobby/craft area, or home office. Home has a nice front porch and rear deck. There are 2 storages shed. Partial basement with exterior access. This property comes with 2 parcels for a large yard. Small town atmosphere and close to Nine Eagles State Park. Come live the quiet life in Pleasanton!

Key facts

• Built 1910
• Listed 230 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $63k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $63k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#920 in IA) — a working-class tenant base; expect higher turnover. Strengths: employment A+, cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Central Decatur Community School District (rural): math 62% / reading 70% proficiency, ranked #200 of 289 in IA (top 69%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($435 loan paydown + $2k appreciation (3.0% local appreciation)).
• Decatur County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 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 1910 — 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: 1.81% ✓
• Cap rate: 16.19%
• Cash-on-cash: 35.36%
• DSCR: 2.57
• GRM: 4.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 41.0%
• Equity multiple: 3.31×
• Total profit: $40,615
• Equity at exit: $28,283

10-year hold

• IRR: 40.9%
• Equity multiple: 6.58×
• Total profit: $98,252
• Equity at exit: $43,587

Cash invested: $17,612 (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 50065

• Active inventory: 9
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$330
• Tax from tax record: −$26 /mo · $314/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $519

Break-even live

Break-even rent $484

Max offer price $62,900

Occupancy floor 50%

Sensitivity live

Price	-10% $555	-5% $537	+0% $519	+5% $501	+10% $483
Rent	-10% $429	-5% $474	+0% $519	+5% $564	+10% $609
Rate	-1.0pp $551	-0.5pp $535	base $519	+0.5pp $503	+1.0pp $486

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: $15,725
• Closing costs: $1,887
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-27
   status Pending
2. 2026-03-02
   price $62,900
3. 2025-09-09
   listed $67,900 Active
4. 2023-08-09
   soldstatus $62,000 Closed 689-char remark

   Show marketing remark (689 chars)

   If cozy and quiet are on the menu for your house hunting options, then this is perfect. This home is small but packs a punch with amenities. Galley kitchen with lovely dining area overlooking the south yard. Main level bedroom with plenty of storage! Upper level features one bedroom with alcoves and skylights. Also, has a 1/2 bath. Main level laundry could also be a great area for additional hobby/craft area, or home office. Home has a nice front porch and rear deck. There are 2 storages shed. Partial basement with exterior access. This property comes with 2 parcels for a large yard. Small town atmosphere and close to Nine Eagles State Park. Come live the quiet life in Pleasanton!

5. 2023-06-16
   status Pending 689-char remark

   Show marketing remark (689 chars)

   If cozy and quiet are on the menu for your house hunting options, then this is perfect. This home is small but packs a punch with amenities. Galley kitchen with lovely dining area overlooking the south yard. Main level bedroom with plenty of storage! Upper level features one bedroom with alcoves and skylights. Also, has a 1/2 bath. Main level laundry could also be a great area for additional hobby/craft area, or home office. Home has a nice front porch and rear deck. There are 2 storages shed. Partial basement with exterior access. This property comes with 2 parcels for a large yard. Small town atmosphere and close to Nine Eagles State Park. Come live the quiet life in Pleasanton!

6. 2023-05-31
   listed $64,900 Active 689-char remark

   Show marketing remark (689 chars)

   If cozy and quiet are on the menu for your house hunting options, then this is perfect. This home is small but packs a punch with amenities. Galley kitchen with lovely dining area overlooking the south yard. Main level bedroom with plenty of storage! Upper level features one bedroom with alcoves and skylights. Also, has a 1/2 bath. Main level laundry could also be a great area for additional hobby/craft area, or home office. Home has a nice front porch and rear deck. There are 2 storages shed. Partial basement with exterior access. This property comes with 2 parcels for a large yard. Small town atmosphere and close to Nine Eagles State Park. Come live the quiet life in Pleasanton!

ⓘ 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: $314 · $26/mo
• Projected year-2 tax: $651 · $54/mo
• Expected delta: +$337/yr (+$28/mo · 107.2%)

ⓘ 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,689
• − Mortgage interest: −$3,523
• − Property taxes: −$314
• − Insurance: −$314
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$1,830
• Taxable income: $5,517
• Est. tax owed @ 24.0%: −$1,324
• After-tax cash flow: $4,903/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 Decatur Community School District
• NCES district ID: 1906900
• Math proficiency: 62% ▼ -5.00%
• Reading proficiency: 70% ▲ 11.00%
• Median HH income: $38,617
• Composite: 54.94/100
• National rank: #1306
• State rank: #200 of 289 in IA

Livability — Pleasanton

• Score: 56/100
• State rank: #920
• US rank: #22386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasanton, IA
• Population (ZIP): 500

Population outlook (Decatur County) Hauer SSP2

• Today (2025): 7,720 people
• By 2030: 7,467 · -3.3%
• By 2040: 6,935 · -10.2%
• By 2050: 6,500 · -15.8%
• By 2075: 6,761 · -12.4%
• By 2100: 6,215 · -19.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 2% Asian 1%
• Common ancestry: Serbian 2% Polish 2% Slovak 1%
• Foreign-born: 1% · Philippines
• Languages at home: 83% English-only · German/W. Germanic 16% Other Asian/Pacific 1%

Political lean MEDSL · Decatur

• 2024 margin: Solid R (+47.1) · D 25.7% · R 72.7% · Other 1.6%
• 2008→2024 swing: -46.2pp toward R · 2008: -0.8pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+39.3 2016: R+29.6 2012: R+4.1 2008: R+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-3.1% since first listed

6 events — show timeline

• 2026-04-27 Pending — IAR
• 2026-03-02 Price Changed $62,900 IAR
• 2025-09-09 Listed $67,900 IAR
• 2023-08-09 Sold (MLS) $62,000 IAR
• 2023-06-16 Pending — IAR
• 2023-05-31 Listed $64,900 IAR

Property tax history

+4.1%/yr

Latest (2024): $314 · +76.4% YoY. Source: county tax records.