230 1st St S · Maynard, IA 50655

$85,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 38 Days on market

Built 1959 Est $80k · 6% over

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Why this score? — see what drove the C 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 +19.9/30.0
• Appreciation +7.2/10.0
• DSCR +6.3/10.0
• Schools +5.7/10.0
• 1% rule +5.1/10.0
• ARV discount +4.6/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Very nice 2 bedroom home in Maynard. The main floor has kitchen, large living room, bathroom, a large bedroom and a second bedroom that also has laundry hookups. The basement is unfinished but could easily be finished, adding a couple of rooms. There is a 1 car attached garage, a nice patio area out back and a large fenced-in backyard and fenced garden area. Many perennial beds and a black raspberry patch at east end of garden.

Key facts

• Forced heat
• Move in ready
• Central air

Tags

• PARTIALLY FENCED BACKYARD
• CENTRAL AIR
• FORCED HEAT
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($858 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#485 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: employment D, amenities F, commute F.
• West Central Community School District (rural): math 65% / reading 65% proficiency, ranked #231 of 330 in IA (top 70%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 4 active listings in the ZIP; 8 units permitted in Fayette County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($588 loan paydown + $4k appreciation (4.5% local appreciation)).
• Fayette County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.01% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $79,872
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 3rd St St N	0.35mi	2/1.0	768 (-8%)	1mo	$74,000	$96	70
135 2nd St. St S	0.12mi	2/1.0	940 (+13%)	14mo	$165,000	$176	61
140 N 8th St	0.53mi	2/1.0	952 (+14%)	6mo	$64,500	$68	46

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

Projected returns pro-forma

4.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.0%
• Equity multiple: 1.99×
• Total profit: $23,509
• Equity at exit: $45,387

10-year hold

• IRR: 16.7%
• Equity multiple: 3.81×
• Total profit: $66,769
• Equity at exit: $76,123

Cash invested: $23,800 (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 50655

• Home prices YoY: 3.2%
• Active inventory: 4
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $858 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$94 /mo · $1,132/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $102

Break-even live

Break-even rent $728

Max offer price $85,000

Occupancy floor 83%

Sensitivity live

Price	-10% $151	-5% $127	+0% $102	+5% $78	+10% $54
Rent	-10% $35	-5% $69	+0% $102	+5% $136	+10% $170
Rate	-1.0pp $145	-0.5pp $124	base $102	+0.5pp $80	+1.0pp $58

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $85,000 Active 38 DOM
2. 2026-06-18
   days on market $85,000 Active 37 DOM
3. 2026-06-17
   days on market $85,000 Active 36 DOM
4. 2026-06-16
   days on market $85,000 Active 35 DOM
5. 2026-06-15
   days on market $85,000 Active 34 DOM
6. 2026-06-14
   days on market $85,000 Active 32 DOM
7. 2026-06-13
   days on market $85,000 Active 31 DOM
8. 2026-06-10
   days on market $85,000 Active 29 DOM
9. 2026-06-09
   days on market $85,000 Active 28 DOM
10. 2026-06-08
    days on market $85,000 Active 27 DOM
11. 2026-06-07
    days on market $85,000 Active 26 DOM
12. 2026-06-05
    days on market $85,000 Active 23 DOM
13. 2026-06-02
    days on market $85,000 Active 21 DOM
14. 2026-06-01
    days on market $85,000 Active 20 DOM
15. 2026-05-31
    days on market $85,000 Active 19 DOM
16. 2026-05-30
    days on market $85,000 Active 18 DOM
17. 2026-05-13
    price $85,000 246-char remark
18. 2026-05-12
    listed $90,000 Active 246-char remark
19. 2022-07-25
    soldstatus $65,000
20. 2019-05-29
    soldstatus $52,000 431-char remark

    Show marketing remark (431 chars)

    Very nice 2 bedroom home in Maynard. The main floor has kitchen, large living room, bathroom, a large bedroom and a second bedroom that also has laundry hookups. The basement is unfinished but could easily be finished, adding a couple of rooms. There is a 1 car attached garage, a nice patio area out back and a large fenced-in backyard and fenced garden area. Many perennial beds and a black raspberry patch at east end of garden.

21. 2019-01-05
    listed $59,000 431-char remark

    Show marketing remark (431 chars)

    Very nice 2 bedroom home in Maynard. The main floor has kitchen, large living room, bathroom, a large bedroom and a second bedroom that also has laundry hookups. The basement is unfinished but could easily be finished, adding a couple of rooms. There is a 1 car attached garage, a nice patio area out back and a large fenced-in backyard and fenced garden area. Many perennial beds and a black raspberry patch at east end of garden.

22. 2014-12-17
    soldstatus $49,000
23. 2013-06-12
    soldstatus $40,000
24. 2007-03-05
    soldstatus $31,000

ⓘ 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: $1,132 · $94/mo
• Projected year-2 tax: $1,233 · $103/mo
• Expected delta: +$101/yr (+$8/mo · 8.9%)

ⓘ 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 · 15 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: $10,298
• − Mortgage interest: −$4,761
• − Property taxes: −$1,132
• − Insurance: −$425
• − Repairs & maintenance: −$824
• − Management: −$824
• − Depreciation: −$2,473
• Taxable loss: −$140
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $1,263/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: West Central Community School District
• NCES district ID: 1930870
• Math proficiency: 65% ▼ -15.00%
• Reading proficiency: 65% ▼ -5.00%
• Median HH income: $52,875
• Composite: 56.9/100
• National rank: #2381
• State rank: #231 of 330 in IA

Livability — Maynard

• Score: 67/100
• State rank: #485
• US rank: #10807

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maynard, IA
• Population (ZIP): 694

Population outlook (Fayette County) Hauer SSP2

• Today (2025): 19,299 people
• By 2030: 18,701 · -3.1%
• By 2040: 17,469 · -9.5%
• By 2050: 16,389 · -15.1%
• By 2075: 15,156 · -21.5%
• By 2100: 14,214 · -26.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Portuguese 4% Lithuanian 2% Scottish 2%
• Foreign-born: 1%

Political lean MEDSL · Fayette

• 2024 margin: Solid R (+30.5) · D 34.0% · R 64.4% · Other 1.6%
• 2008→2024 swing: -47.1pp toward R · 2008: 16.6pp · 2024: -30.5pp
• All cycles: 2024: R+30.5 2020: R+22.7 2016: R+19.6 2012: D+11.9 2008: D+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.46%
• Current HPI: 145.4283
• 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

+174.2% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $85,000 FSBO.com
• 2026-05-12 Listed $90,000 FSBO.com
• 2022-07-25 Sold (Public Records) $65,000 Public Records
• 2019-05-29 Sold (MLS) $52,000 NEIRBR as distributed by MLS GRID
• 2019-01-05 Listed $59,000 NEIRBR as distributed by MLS GRID
• 2014-12-17 Sold (Public Records) $49,000 Public Records
• 2013-06-12 Sold (Public Records) $40,000 Public Records
• 2007-03-05 Sold (Public Records) $31,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,132 · +5.0% YoY. Source: county tax records.