206 S Lincoln St · Mount Ayr, IA 50854

$99,900

3 bd · 1.0 ba · 420 sqft · Other public records · 77 Days on market

Built 1920 8,712 sqft lot

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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 +14.4/30.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Freshly updated with refinished cabinets, flooring and plumbing fixtures, this three bedroom home has been rejuvenated from a rental unit to a move-in ready permanent home for a family, single, or upper-end income tenant-investment. The location is a friendly neighborhood close to schools and walking distance to many other amenities. The two-car detached garage is oversized if you need a workshop and has a overhead heating unit for chilly days and nights. Seller is in the process of adding a fresh exterior paint upgrade so drive by often and see the difference that makes! Appliances are included and laundry is conveniently located on the main level. It's a moderate price for three bedrooms and large garage!

Key facts

• Included appliances
• Fresh exterior paint
• Oversized garage

Tags

• REFINISHED CABINETS
• WALKING DISTANCE TO AMENITIES
• OVERSIZED GARAGE
• FRESH EXTERIOR PAINT
• INCLUDED APPLIANCES
• LAUNDRY ON MAIN LEVEL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $21 ($250/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $83k (17.1% below list).
• Recommended offer: $83k (17.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#90 in IA, #1,875 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Mount Ayr Community School District (rural): math 80% / reading 78% proficiency, ranked #41 of 289 in IA (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 20 active listings in the ZIP; 3 units permitted in Ringgold County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($691 loan paydown + $6k appreciation (6.0% local appreciation)).
• Ringgold County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $100k implies a 185% 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 $82,806 (17.1% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 17% 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 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?
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: 0.83% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.89%
• DSCR: 1.04
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 2.08×
• Total profit: $30,139
• Equity at exit: $62,792

10-year hold

• IRR: 16.0%
• Equity multiple: 4.13×
• Total profit: $87,567
• Equity at exit: $113,863

Cash invested: $27,972 (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 50854

• Home prices YoY: 3.1%
• Active inventory: 20
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $828 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$68 /mo · $814/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $21

Break-even live

Break-even rent $802

Max offer price $99,900

Occupancy floor 92%

Sensitivity live

Price	-10% $77	-5% $49	+0% $21	+5% $-7	+10% $-36
Rent	-10% $-45	-5% $-12	+0% $21	+5% $54	+10% $86
Rate	-1.0pp $71	-0.5pp $46	base $21	+0.5pp $-5	+1.0pp $-31

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-05
   status Pending 717-char remark

   Show marketing remark (717 chars)

   Freshly updated with refinished cabinets, flooring and plumbing fixtures, this three bedroom home has been rejuvenated from a rental unit to a move-in ready permanent home for a family, single, or upper-end income tenant-investment. The location is a friendly neighborhood close to schools and walking distance to many other amenities. The two-car detached garage is oversized if you need a workshop and has a overhead heating unit for chilly days and nights. Seller is in the process of adding a fresh exterior paint upgrade so drive by often and see the difference that makes! Appliances are included and laundry is conveniently located on the main level. It's a moderate price for three bedrooms and large garage!

2. 2026-03-10
   price $99,900 717-char remark

   Show marketing remark (717 chars)

   Freshly updated with refinished cabinets, flooring and plumbing fixtures, this three bedroom home has been rejuvenated from a rental unit to a move-in ready permanent home for a family, single, or upper-end income tenant-investment. The location is a friendly neighborhood close to schools and walking distance to many other amenities. The two-car detached garage is oversized if you need a workshop and has a overhead heating unit for chilly days and nights. Seller is in the process of adding a fresh exterior paint upgrade so drive by often and see the difference that makes! Appliances are included and laundry is conveniently located on the main level. It's a moderate price for three bedrooms and large garage!

3. 2026-02-17
   listed $112,000 Active 717-char remark

   Show marketing remark (717 chars)

   Freshly updated with refinished cabinets, flooring and plumbing fixtures, this three bedroom home has been rejuvenated from a rental unit to a move-in ready permanent home for a family, single, or upper-end income tenant-investment. The location is a friendly neighborhood close to schools and walking distance to many other amenities. The two-car detached garage is oversized if you need a workshop and has a overhead heating unit for chilly days and nights. Seller is in the process of adding a fresh exterior paint upgrade so drive by often and see the difference that makes! Appliances are included and laundry is conveniently located on the main level. It's a moderate price for three bedrooms and large garage!

4. 2019-10-02
   soldstatus $35,000

ⓘ 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: $814 · $68/mo
• Projected year-2 tax: $1,191 · $99/mo
• Expected delta: +$377/yr (+$31/mo · 46.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥103°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: $9,937
• − Mortgage interest: −$5,596
• − Property taxes: −$814
• − Insurance: −$500
• − Repairs & maintenance: −$795
• − Management: −$795
• − Depreciation: −$2,906
• Taxable loss: −$1,469
• Est. tax savings @ 24.0%: +$353
• After-tax cash flow: $602/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: Mount Ayr Community School District
• NCES district ID: 1919860
• Math proficiency: 80% ▼ -4.00%
• Reading proficiency: 78% ▼ -4.00%
• Median HH income: $45,087
• Composite: 66.38/100
• National rank: #422
• State rank: #41 of 289 in IA

Livability — Mount Ayr

• Score: 80/100
• State rank: #90
• US rank: #1875

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Ayr, IA
• Population (ZIP): 2,304

Population outlook (Ringgold County) Hauer SSP2

• Today (2025): 4,919 people
• By 2030: 4,820 · -2.0%
• By 2040: 4,617 · -6.1%
• By 2050: 4,404 · -10.5%
• By 2075: 3,931 · -20.1%
• By 2100: 3,250 · -33.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Iranian 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Ringgold

• 2024 margin: Solid R (+51.3) · D 23.8% · R 75.1% · Other 1.1%
• 2008→2024 swing: -45.2pp toward R · 2008: -6.1pp · 2024: -51.3pp
• All cycles: 2024: R+51.3 2020: R+46.4 2016: R+39.8 2012: R+7.2 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.00%
• Current HPI: 201.0365
• 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

+185.4% since first listed

4 events — show timeline

• 2026-05-05 Pending — IAR
• 2026-03-10 Price Changed $99,900 IAR
• 2026-02-17 Listed $112,000 IAR
• 2019-10-02 Sold (Public Records) $35,000 Public Records

Property tax history

+13.8%/yr

Latest (2025): $814 · +1.8% YoY. Source: county tax records.