312 Cedar St · Nashua, IA 50658

$65,000

2 bd · 1.5 ba · 1,816 sqft · SingleFamily public records · 31 Days on market

Built 1900 8,642 sqft lot

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for your next portfolio addition or a rewarding project? This 3-bedroom, 1.5-bath home offers incredible potential and is priced to sell. Featuring a functional layout and situated in a convenient Nashua location, this property is a blank canvas ready for your personal touch or updates. Whether you are looking to fix-and-flip, build equity as an owner-occupant, or establish a steady rental income stream, the bones and opportunity are here.

Key facts

• 8,642 sq ft lot
• Built 1900
• Listed 31 days

Property features AI

Finance

• Other: Zoned R-1

Exterior

• Parking: No dedicated parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories; Residential property
• Construction: Brick construction
• Exterior features: Rubber roof; Shingle roof

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Window unit cooling
• Interior features: No fireplace; Window air conditioning units

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#170 in IA, #3,077 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Nashua-Plainfield Community School District (rural): math 71% / reading 70% proficiency, ranked #136 of 289 in IA (top 47%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Nashua-Plainfield Elementary School (math 72% / reading 72%, grade A-, #181 of 616 statewide, top 34%, 272 students, 29% FRL); Nashua-Plainfield Junior-Seniorhigh School (math 71% / reading 68%, grade B, #152 of 336 statewide, top 52%, 310 students, 31% FRL).
• Market conditions: 39 active listings in the ZIP; 6 units permitted in Chickasaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($449 loan paydown + $6k appreciation (10.0% local appreciation)).
• Chickasaw County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 31 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1900 — 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: 1.62% ✓
• Cap rate: 13.28%
• Cash-on-cash: 24.95%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $157,992
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Woodbridge St	0.07mi	3/1.5 (+1)	1,968 (+8%)	7mo	$79,000	$40	72
210 Saint Lawrence St	0.04mi	3/1.5 (+1)	1,733 (-5%)	23mo	$41,000	$24	66
111 Andrews St	0.08mi	3/1.0 (+1)	1,567 (-14%)	6mo	$162,500	$104	61
316 Madison St	0.13mi	3/2.0 (+1)	1,984 (+9%)	12mo	$179,500	$90	61
40 Bayou Dr	0.34mi	3/2.0 (+1)	1,617 (-11%)	3mo	$140,000	$87	56
616 Woodbridge St	0.20mi	3/2.0 (+1)	1,608 (-12%)	15mo	$139,950	$87	52
723 Main St St	0.41mi	3/2.5 (+1)	2,051 (+13%)	16mo	$248,000	$121	37

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.1%
• Equity multiple: 4.27×
• Total profit: $59,516
• Equity at exit: $58,557

10-year hold

• IRR: 37.2%
• Equity multiple: 9.59×
• Total profit: $156,349
• Equity at exit: $126,281

Cash invested: $18,200 (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 50658

• Home prices YoY: 8.7%
• Active inventory: 39
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,050 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$83 /mo · $1,000/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $378

Break-even live

Break-even rent $571

Max offer price $65,000

Occupancy floor 59%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $65,000 Active 31 DOM
2. 2026-06-17
   days on market $65,000 Active 30 DOM
3. 2026-06-16
   days on market $65,000 Active 29 DOM
4. 2026-06-15
   days on market $65,000 Active 28 DOM
5. 2026-06-13
   days on market $65,000 Active 26 DOM
6. 2026-06-12
   days on market $65,000 Active 25 DOM
7. 2026-06-09
   days on market $65,000 Active 22 DOM
8. 2026-06-08
   days on market $65,000 Active 21 DOM
9. 2026-06-07
   days on market $65,000 Active 20 DOM
10. 2026-06-07
    days on market $65,000 Active 19 DOM
11. 2026-06-04
    days on market $65,000 Active 16 DOM
12. 2026-06-02
    days on market $65,000 Active 15 DOM
13. 2026-06-01
    days on market $65,000 Active 14 DOM
14. 2026-05-31
    days on market $65,000 Active 13 DOM
15. 2026-05-31
    days on market $65,000 Active 12 DOM
16. 2026-05-18
    listed $65,000 Active

ⓘ 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: $1,000 · $83/mo
• Projected year-2 tax: $1,010 · $84/mo
• Expected delta: +$10/yr (+$1/mo · 1.0%)

ⓘ 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 2/10 Low 7 d/yr ≥101°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: $12,602
• − Mortgage interest: −$3,641
• − Property taxes: −$1,000
• − Insurance: −$325
• − Repairs & maintenance: −$1,008
• − Management: −$1,008
• − Depreciation: −$1,891
• Taxable income: $3,729
• Est. tax owed @ 24.0%: −$895
• After-tax cash flow: $3,645/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: Nashua-Plainfield Community School District
• NCES district ID: 1920190
• Math proficiency: 71% ▼ -7.00%
• Reading proficiency: 70% ▼ -5.00%
• Median HH income: $50,517
• Composite: 59.84/100
• National rank: #893
• State rank: #136 of 289 in IA

Livability — Nashua

• Score: 77/100
• State rank: #170
• US rank: #3077

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: Nashua, IA
• City population: 2,432
• Population (ZIP): 2,432

Population outlook (Chickasaw County) Hauer SSP2

• Today (2025): 11,503 people
• By 2030: 11,187 · -2.7%
• By 2040: 10,569 · -8.1%
• By 2050: 9,997 · -13.1%
• By 2075: 8,819 · -23.3%
• By 2100: 7,126 · -38.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 8%
• Common ancestry: Portuguese 5% Iranian 2% Russian 1%
• Foreign-born: 0% · China
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Chickasaw

• 2024 margin: Solid R (+37.2) · D 30.8% · R 68.0% · Other 1.2%
• 2008→2024 swing: -57.9pp toward R · 2008: 20.8pp · 2024: -37.2pp
• All cycles: 2024: R+37.2 2020: R+31.3 2016: R+23.2 2012: D+11.1 2008: D+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.81%
• Current HPI: 247.1014
• 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

1 event — show timeline

• 2026-05-18 Listed $65,000 NEIRBR as distributed by MLS GRID

Property tax history

-1.9%/yr

Latest (2025): $1,000 · +3.7% YoY. Source: county tax records.