326 Park St · Oakland, IA 51560

$169,900

4 bd · 1.0 ba · 816 sqft · SingleFamily public records · 163 Days on market

Built 1920 0.27 ac lot $208/sqft · 101% above area Est $169k · at est.

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Why this score? — see what drove the D- 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 +10.6/30.0
• ARV discount +7.2/15.0
• Schools +5.8/10.0
• Livability +3.7/5.0
• DSCR +3.1/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW! You have to check this home out. This isn't just a house it is a Home. This large 2 story home is located on a corner lot and lots of NEW! Not only is there tons of space but has character and a large 3 car garage with xtra space. Impressive open staircase with original woodwork and an addorable built in bench. Formal dinning just in time for the holidays, full basement is a blank canvas for you, new deck to enjoy outdoors, new kitchen, new bathroom, new paint, new flooring, new windows, new furance, new water heater, new ac. That's a whole lotta New! A must see

Key facts

• Open staircase
• Built in bench
• Full basement

Tags

• CORNER LOT
• OPEN STAIRCASE
• ORIGINAL WOODWORK
• BUILT IN BENCH
• FULL BASEMENT
• NEW DECK

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-83 ($-993/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (20.2% below list).
• Recommended offer: $136k (20.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#257 in IA, #4,965 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Riverside Community School District (rural): math 66% / reading 68% proficiency, ranked #168 of 289 in IA (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Riverside Elementary (188 students, 46% FRL); Riverside Community Carson Elementary (math 62% / reading 57%, grade B-, #390 of 616 statewide, top 69%, 146 students, 47% FRL); Riverside Community High School (math 69% / reading 73%, grade B+, #139 of 336 statewide, top 41%, 359 students, 36% FRL).
• Market conditions: 27 active listings in the ZIP; 679 units permitted in Pottawattamie County in 2024 (566 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Pottawattamie County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $39k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $170k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $135,618 (20.2% 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 163 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — 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 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?
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: 0.80% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• GRM: 10.4

CMA / ARV

• ARV (median comp): $168,948
• List price: $169,900
• Delta: 0.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.8%
• Equity multiple: 0.31×
• Total profit: $-32,791
• Equity at exit: $25,333

10-year hold

• IRR: -12.6%
• Equity multiple: 0.26×
• Total profit: $-35,305
• Equity at exit: $14,690

Cash invested: $47,572 (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 51560

• Home prices YoY: -6.0%
• Active inventory: 27
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,356 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$192 /mo · $2,308/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $-83

Break-even live

Break-even rent $1,461

Max offer price $155,288

Occupancy floor —

Sensitivity live

Price	-10% $13	-5% $-35	+0% $-83	+5% $-131	+10% $-179
Rent	-10% $-190	-5% $-136	+0% $-83	+5% $-29	+10% $24
Rate	-1.0pp $3	-0.5pp $-40	base $-83	+0.5pp $-127	+1.0pp $-172

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-04
   price $169,900 575-char remark

   Show marketing remark (575 chars)

   WOW! You have to check this home out. This isn't just a house it is a Home. This large 2 story home is located on a corner lot and lots of NEW! Not only is there tons of space but has character and a large 3 car garage with xtra space. Impressive open staircase with original woodwork and an addorable built in bench. Formal dinning just in time for the holidays, full basement is a blank canvas for you, new deck to enjoy outdoors, new kitchen, new bathroom, new paint, new flooring, new windows, new furance, new water heater, new ac. That's a whole lotta New! A must see

2. 2026-04-16
   price $185,000 575-char remark

   Show marketing remark (575 chars)

   WOW! You have to check this home out. This isn't just a house it is a Home. This large 2 story home is located on a corner lot and lots of NEW! Not only is there tons of space but has character and a large 3 car garage with xtra space. Impressive open staircase with original woodwork and an addorable built in bench. Formal dinning just in time for the holidays, full basement is a blank canvas for you, new deck to enjoy outdoors, new kitchen, new bathroom, new paint, new flooring, new windows, new furance, new water heater, new ac. That's a whole lotta New! A must see

3. 2026-03-10
   price $189,000 575-char remark

   Show marketing remark (575 chars)

   WOW! You have to check this home out. This isn't just a house it is a Home. This large 2 story home is located on a corner lot and lots of NEW! Not only is there tons of space but has character and a large 3 car garage with xtra space. Impressive open staircase with original woodwork and an addorable built in bench. Formal dinning just in time for the holidays, full basement is a blank canvas for you, new deck to enjoy outdoors, new kitchen, new bathroom, new paint, new flooring, new windows, new furance, new water heater, new ac. That's a whole lotta New! A must see

4. 2026-02-10
   price $195,000 575-char remark

   Show marketing remark (575 chars)

   WOW! You have to check this home out. This isn't just a house it is a Home. This large 2 story home is located on a corner lot and lots of NEW! Not only is there tons of space but has character and a large 3 car garage with xtra space. Impressive open staircase with original woodwork and an addorable built in bench. Formal dinning just in time for the holidays, full basement is a blank canvas for you, new deck to enjoy outdoors, new kitchen, new bathroom, new paint, new flooring, new windows, new furance, new water heater, new ac. That's a whole lotta New! A must see

5. 2026-01-06
   price $199,500 575-char remark

   Show marketing remark (575 chars)

   WOW! You have to check this home out. This isn't just a house it is a Home. This large 2 story home is located on a corner lot and lots of NEW! Not only is there tons of space but has character and a large 3 car garage with xtra space. Impressive open staircase with original woodwork and an addorable built in bench. Formal dinning just in time for the holidays, full basement is a blank canvas for you, new deck to enjoy outdoors, new kitchen, new bathroom, new paint, new flooring, new windows, new furance, new water heater, new ac. That's a whole lotta New! A must see

6. 2025-12-10
   listed $209,000 Active 575-char remark

   Show marketing remark (575 chars)

   WOW! You have to check this home out. This isn't just a house it is a Home. This large 2 story home is located on a corner lot and lots of NEW! Not only is there tons of space but has character and a large 3 car garage with xtra space. Impressive open staircase with original woodwork and an addorable built in bench. Formal dinning just in time for the holidays, full basement is a blank canvas for you, new deck to enjoy outdoors, new kitchen, new bathroom, new paint, new flooring, new windows, new furance, new water heater, new ac. That's a whole lotta New! A must see

7. 2006-07-28
   soldstatus $80,500
8. 2006-06-30
   historical
9. 2005-10-08
   listed $89,900

ⓘ 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: $2,308 · $192/mo
• Projected year-2 tax: $2,488 · $207/mo
• Expected delta: +$180/yr (+$15/mo · 7.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $16,274
• − Mortgage interest: −$9,517
• − Property taxes: −$2,308
• − Insurance: −$850
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$4,943
• Taxable loss: −$3,947
• Est. tax savings @ 24.0%: +$947
• After-tax cash flow: $-45/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: Riverside Community School District
• NCES district ID: 1900027
• Math proficiency: 66% ▼ -7.00%
• Reading proficiency: 68% ▼ -5.00%
• Median HH income: $59,153
• Composite: 57.75/100
• National rank: #1053
• State rank: #168 of 289 in IA

Livability — Oakland

• Score: 74/100
• State rank: #257
• US rank: #4965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakland, IA
• City population: 1,902
• Population (ZIP): 1,902

Population outlook (Pottawattamie County) Hauer SSP2

• Today (2025): 93,683 people
• By 2030: 92,772 · -1.0%
• By 2040: 89,917 · -4.0%
• By 2050: 86,994 · -7.1%
• By 2075: 82,756 · -11.7%
• By 2100: 79,097 · -15.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 11% Hispanic / Latino 10% Pacific Islander 3%
• Hispanic origin (detail): Mexican 6% Cuban 3%
• Common ancestry: Portuguese 2% Serbian 2% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 90% English-only · Spanish 6% Russian/Polish/Slavic 2% Other Indo-European 1%

Political lean MEDSL · Pottawattamie

• 2024 margin: R (+20.0) · D 39.3% · R 59.3% · Other 1.4%
• 2008→2024 swing: -18.1pp toward R · 2008: -1.9pp · 2024: -20.0pp
• All cycles: 2024: R+20.0 2020: R+16.8 2016: R+21.6 2012: R+5.8 2008: R+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.80%
• Current HPI: 246.387
• 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

+89.0% since first listed

9 events — show timeline

• 2026-05-04 Price Changed $169,900 SWIAR
• 2026-04-16 Price Changed $185,000 SWIAR
• 2026-03-10 Price Changed $189,000 SWIAR
• 2026-02-10 Price Changed $195,000 SWIAR
• 2026-01-06 Price Changed $199,500 SWIAR
• 2025-12-10 Listed $209,000 SWIAR
• 2006-07-28 Sold (Public Records) $80,500 Public Records
• 2006-06-30 Listing Removed — GPRMLS
• 2005-10-08 Listed $89,900 GPRMLS

Property tax history

+5.0%/yr

Latest (2025): $2,308 · -8.2% YoY. Source: county tax records.