1100 Chestnut St · Atlantic, IA 50022

$110,000

4 bd · 3.0 ba · 2,045 sqft · SingleFamily public records · 261 Days on market

Built 1910 8,712 sqft lot $54/sqft · 42% below area Est $188k · 42% under ↓ 4% since listing

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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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +6.4/10.0
• Schools +5.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated seller! This 4 bedroom, 2 bathroom home is full of original character and sits on a desirable corner lot in the heart of Atlantic within walking distance to the YMCA and middle schools. You’ll enjoy off-street parking and a 2-car garage located in the alley behind the house. Inside, you’ll find the gorgeous original hardwood floors, abundant storage, and spacious layout. The home has already seen a few important updates, including a brand-new roof and newer water heater. Upstairs, the 3rd-level studio apartment presents a fantastic project opportunity—ready for your vision to create the perfect guest suite, rental unit, or creative space. With so much character and potential, this property is a must-see!

Key facts

• 2 car garage
• Off-street parking
• Abundant storage

Tags

• CORNER LOT
• OFF-STREET PARKING
• 2 CAR GARAGE
• ORIGINAL HARDWOOD FLOORS
• ABUNDANT STORAGE
• SPACIOUS LAYOUT

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.0% in Atlantic — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#243 in IA, #4,704 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D+, amenities F, commute F.
• Atlantic Community School District (town): math 68% / reading 72% proficiency, ranked #155 of 289 in IA (top 54%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 49 active listings in the ZIP; 14 units permitted in Cass County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cass County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 12y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 261 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.14% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.50%
• DSCR: 1.29
• GRM: 7.3

CMA / ARV

• ARV (median comp): $188,409
• List price: $110,000
• Delta: -41.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
900 Chestnut St	0.15mi	3/2.0 (-1)	2,037 (-0%)	10mo	$157,000	$77	76
1402 Chestnut St	0.23mi	4/2.0	2,157 (+6%)	10mo	$190,000	$88	68
1006 Locust St	0.15mi	3/1.0 (-1)	1,904 (-7%)	3mo	$60,000	$32	66
1405 Olive St	0.54mi	4/2.5	2,071 (+1%)	7mo	$184,500	$89	65
505 Maple St	0.44mi	4/2.0	2,156 (+5%)	3mo	$168,000	$78	64
1806 Sycamore Ave	0.55mi	4/2.0	2,144 (+5%)	5mo	$200,000	$93	58
107 E 13 St	0.16mi	3/2.0 (-1)	1,827 (-11%)	9mo	$186,000	$102	58
102 E 12th St	0.09mi	3/1.5 (-1)	1,802 (-12%)	11mo	$194,500	$108	56
501 Elm St	0.44mi	3/1.0 (-1)	1,868 (-9%)	4mo	$98,000	$52	49
606 W 6th St	0.61mi	3/2.0 (-1)	1,936 (-5%)	6mo	$50,000	$26	49
1824 Bryn Mawr Cir	0.54mi	3/2.5 (-1)	2,275 (+11%)	7mo	$228,000	$100	43
305 E 21st St	0.68mi	4/3.0	1,796 (-12%)	8mo	$302,000	$168	42

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

Projected returns pro-forma

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

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-7,150
• Equity at exit: $16,401

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $7,677
• Equity at exit: $9,511

Cash invested: $30,800 (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 50022

• Home prices YoY: -28.8%
• Active inventory: 49
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,251 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$199 /mo · $2,388/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $167

Break-even live

Break-even rent $1,040

Max offer price $110,000

Occupancy floor 82%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $110,000 Active 261 DOM
2. 2026-06-17
   days on market $110,000 Active 260 DOM
3. 2026-06-16
   days on market $110,000 Active 259 DOM
4. 2026-06-15
   days on market $110,000 Active 258 DOM
5. 2026-06-13
   days on market $110,000 Active 256 DOM
6. 2026-06-12
   days on market $110,000 Active 255 DOM
7. 2026-06-09
   days on market $110,000 Active 252 DOM
8. 2026-06-08
   days on market $110,000 Active 251 DOM
9. 2026-06-07
   days on market $110,000 Active 250 DOM
10. 2026-06-07
    days on market $110,000 Active 249 DOM
11. 2026-06-04
    days on market $110,000 Active 246 DOM
12. 2026-06-02
    days on market $110,000 Active 245 DOM
13. 2026-06-01
    days on market $110,000 Active 244 DOM
14. 2026-05-31
    days on market $110,000 Active 243 DOM
15. 2026-05-31
    days on market $110,000 Active 242 DOM
16. 2026-03-12
    price $110,000 741-char remark

    Show marketing remark (741 chars)

    Motivated seller! This 4 bedroom, 2 bathroom home is full of original character and sits on a desirable corner lot in the heart of Atlantic within walking distance to the YMCA and middle schools. You’ll enjoy off-street parking and a 2-car garage located in the alley behind the house. Inside, you’ll find the gorgeous original hardwood floors, abundant storage, and spacious layout. The home has already seen a few important updates, including a brand-new roof and newer water heater. Upstairs, the 3rd-level studio apartment presents a fantastic project opportunity—ready for your vision to create the perfect guest suite, rental unit, or creative space. With so much character and potential, this property is a must-see!

17. 2025-09-30
    listed $125,000 Active 741-char remark

    Show marketing remark (741 chars)

    Motivated seller! This 4 bedroom, 2 bathroom home is full of original character and sits on a desirable corner lot in the heart of Atlantic within walking distance to the YMCA and middle schools. You’ll enjoy off-street parking and a 2-car garage located in the alley behind the house. Inside, you’ll find the gorgeous original hardwood floors, abundant storage, and spacious layout. The home has already seen a few important updates, including a brand-new roof and newer water heater. Upstairs, the 3rd-level studio apartment presents a fantastic project opportunity—ready for your vision to create the perfect guest suite, rental unit, or creative space. With so much character and potential, this property is a must-see!

18. 2019-07-01
    soldstatus $87,500
19. 2019-07-01
    soldstatus $87,500
20. 2019-07-01
    soldstatus $87,500
21. 2017-07-26
    listed $95,000
22. 2017-07-26
    listed $95,000
23. 2016-11-20
    historical
24. 2015-11-20
    listed $99,900
25. 2015-11-20
    listed $99,900
26. 2015-08-28
    historical
27. 2014-05-27
    listed $115,000
28. 2014-05-27
    listed $115,000

ⓘ 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: $2,388 · $199/mo
• Projected year-2 tax: $2,388 · $199/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $15,014
• − Mortgage interest: −$6,162
• − Property taxes: −$2,388
• − Insurance: −$550
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$3,200
• Taxable income: $312
• Est. tax owed @ 24.0%: −$75
• After-tax cash flow: $1,926/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: Atlantic Community School District
• NCES district ID: 1903930
• Math proficiency: 68% ▬ 0.00%
• Reading proficiency: 72% ▲ 6.00%
• Median HH income: $41,877
• Composite: 58.58/100
• National rank: #987
• State rank: #155 of 289 in IA

Livability — Atlantic

• Score: 74/100
• State rank: #243
• US rank: #4704

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Atlantic, IA
• City population: 8,472
• Population (ZIP): 8,472

Population outlook (Cass County) Hauer SSP2

• Today (2025): 12,452 people
• By 2030: 11,911 · -4.3%
• By 2040: 10,904 · -12.4%
• By 2050: 10,005 · -19.7%
• By 2075: 8,030 · -35.5%
• By 2100: 5,865 · -52.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 1% Black 1%
• Common ancestry: Iranian 2% Lithuanian 2% Portuguese 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cass

• 2024 margin: Solid R (+40.7) · D 28.9% · R 69.6% · Other 1.5%
• 2008→2024 swing: -29.9pp toward R · 2008: -10.8pp · 2024: -40.7pp
• All cycles: 2024: R+40.7 2020: R+38.0 2016: R+39.8 2012: R+18.9 2008: R+10.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.62%
• Current HPI: 162.2127
• 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

-4.3% since first listed

13 events — show timeline

• 2026-03-12 Price Changed $110,000 IAR
• 2025-09-30 Listed $125,000 IAR
• 2019-07-01 Sold (Public Records) $87,500 Public Records
• 2019-07-01 Sold (MLS) $87,500 NORTHSTARMLS as Distributed by MLS Grid
• 2019-07-01 Sold (MLS) $87,500 IAR
• 2017-07-26 Listed $95,000 NORTHSTARMLS as Distributed by MLS Grid
• 2017-07-26 Listed $95,000 IAR
• 2016-11-20 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2015-11-20 Listed $99,900 NORTHSTARMLS as Distributed by MLS Grid
• 2015-11-20 Listed $99,900 IAR
• 2015-08-28 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-05-27 Listed $115,000 NORTHSTARMLS as Distributed by MLS Grid
• 2014-05-27 Listed $115,000 IAR

Property tax history

+0.1%/yr

Latest (2025): $2,388 · -1.2% YoY. Source: county tax records.