408 Broad St · Maxwell, IA 50161

$130,000

3 bd · 1.0 ba · 1,146 sqft · SingleFamily public records · 2 Days on market

Built 1923 2,695 sqft lot Est $194k · 33% under

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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 +15.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +5.7/10.0
• DSCR +4.9/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Compact, affordable and efficient! This 2+BR home has everything you need if you are starting out, slowing down or starting over. One level home with an attached garage, fenced yard, storage shed and appliances included.

Key facts

• Attached garage
• Fenced yard
• Storage shed

Tags

• ATTACHED GARAGE
• FENCED YARD
• STORAGE SHED
• APPLIANCES INCLUDED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $63 ($753/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 $117k (10.2% below list).
• Recommended offer: $117k (10.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#203 in IA, #3,711 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A; Watch: amenities F, commute F.
• Collins-Maxwell Community School District (rural): math 62% / reading 69% proficiency, ranked #179 of 289 in IA (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 19 active listings in the ZIP; 196 units permitted in Story County in 2024 (34 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($899 loan paydown + $13k appreciation (10.0% local appreciation)).
• Story County population projected at +54% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $68k; list at $130k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,690 (10.2% below list)

Questions for the listing agent

1. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.07%
• DSCR: 1.09
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $193,674
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Broad St	0.00mi	2/1.0 (-1)	1,146 (0%)	1mo	$124,000	$108	94
75 Metcalf St	0.13mi	3/2.0	1,192 (+4%)	0mo	$192,500	$161	83
512 Maxwell St	0.42mi	2/2.0 (-1)	1,140 (-0%)	6mo	$242,500	$213	66
401 Ashford St	0.36mi	3/1.0	1,196 (+4%)	13mo	$202,000	$169	65
521 6th St	0.47mi	4/2.0 (+1)	1,043 (-9%)	2mo	$150,000	$144	52
615 5th St	0.44mi	2/1.5 (-1)	984 (-14%)	18mo	$180,000	$183	34

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: 25.8%
• Equity multiple: 3.05×
• Total profit: $74,794
• Equity at exit: $117,114

10-year hold

• IRR: 22.6%
• Equity multiple: 6.96×
• Total profit: $217,097
• Equity at exit: $252,561

Cash invested: $36,400 (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 50161

• Home prices YoY: 11.3%
• Active inventory: 19
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$123 /mo · $1,478/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $63

Break-even live

Break-even rent $1,087

Max offer price $130,000

Occupancy floor 90%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-16
   status Pending
2. 2026-04-14
   price $130,000
3. 2026-04-13
   listed $110,000 Active
4. 2006-10-24
   soldstatus $67,500

ⓘ 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: $1,478 · $123/mo
• Projected year-2 tax: $1,760 · $147/mo
• Expected delta: +$282/yr (+$23/mo · 19.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $14,003
• − Mortgage interest: −$7,282
• − Property taxes: −$1,478
• − Insurance: −$650
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$3,782
• Taxable loss: −$1,429
• Est. tax savings @ 24.0%: +$343
• After-tax cash flow: $1,096/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: Collins-Maxwell Community School District
• NCES district ID: 1907900
• Math proficiency: 62% ▲ 2.00%
• Reading proficiency: 69% ▲ 4.00%
• Median HH income: $61,249
• Composite: 56.69/100
• National rank: #1131
• State rank: #179 of 289 in IA

Livability — Maxwell

• Score: 76/100
• State rank: #203
• US rank: #3711

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maxwell, IA
• Population (ZIP): 2,081

Population outlook (Story County) Hauer SSP2

• Today (2025): 115,493 people
• By 2030: 126,820 · +9.8%
• By 2040: 150,771 · +30.5%
• By 2050: 177,915 · +54.0%
• By 2075: 255,370 · +121.1%
• By 2100: 316,429 · +174.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 8% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Portuguese 6% Lithuanian 2% Romanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Story

• 2024 margin: D (+10.4) · D 54.4% · R 44.0% · Other 1.6%
• 2008→2024 swing: -5.8pp toward R · 2008: 16.2pp · 2024: 10.4pp
• All cycles: 2024: D+10.4 2020: D+17.3 2016: D+12.2 2012: D+13.7 2008: D+16.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 31.97%
• Current HPI: 314.9589
• 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

+92.6% since first listed

4 events — show timeline

• 2026-04-16 Pending — CIBOR
• 2026-04-14 Price Changed $130,000 CIBOR
• 2026-04-13 Listed $110,000 CIBOR
• 2006-10-24 Sold (Public Records) $67,500 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,478 · +1.8% YoY. Source: county tax records.