33845 Oakridge Blvd · Maxwell, IA 50161

$270,000

3 bd · 3.0 ba · 1,633 sqft · SingleFamily public records · 5 Days on market

Built 1973 2.27 ac lot $165/sqft · 40% above area Est $192k · 40% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Schools +5.7/10.0
• Livability +3.8/5.0
• Cash flow +3.2/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0

Listing remarks

Nestled in the desirable Linden Woods community, this cherished home sits on over 2 acres surrounded by mature hardwood trees, offering a peaceful, private setting with convenient access to I-35. This inviting 3-bedroom ranch features an updated kitchen with solid surface countertops and SS appliances w/ JennAir cooking, that seamlessly opens to a spacious living room anchored by a fireplace with a custom mantel. The primary suite offers a ¾ bath and stunning window views overlooking the natural landscape. Step outside to enjoy the oversized deck, perfect for relaxing or entertaining. Or gather around a campfire beneath the canopy of trees. A private path leads to Indian Creek, wh

Key facts

• Over 2 acres
• Ss appliances
• Updated kitchen

Tags

• OVER 2 ACRES
• UPDATED KITCHEN
• SOLID SURFACE COUNTERTOPS
• SS APPLIANCES
• SPACIOUS LIVING ROOM
• FIREPLACE

Property features AI

Finance

• Financial info: $3,400 annual tax

Exterior

• Parking: Attached two-car garage
• Security: Smoke detectors
• Utilities: Septic tank; Rural water
• Home design: Single-story home; Frame construction
• Construction: Block foundation; Asphalt shingle roof
• Exterior features: Deck; Fire pit; Storage building/area; Gravel road access

Interior

• Kitchen: Dishwasher; Stove; Refrigerator
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Heat pump; Propane heating; Central air conditioning
• Interior features: Dining area; Window treatments; Grab bars; Low-threshold shower; Gas log fireplace (1)
• Laundry & utility: Washer; Dryer (main level laundry)

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-847 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (55.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $118k (56.3% below list).
• Recommended offer: $118k (56.3% 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.
• Zoned schools: Collins-Maxwell Elementary School (math 72% / reading 62%, grade B+, #273 of 616 statewide, top 51%, 204 students, 43% FRL); Collins-Maxwell Middle/High School (math 57% / reading 72%, grade B-, #211 of 336 statewide, top 70%, 208 students, 36% FRL) — zoned schools average 40% FRL vs 22% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• Story County population projected at +54% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $226k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $117,909 (56.3% 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. Built in 1973 — 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 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?
5. 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?
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: 0.44% ✗
• Cap rate: 2.53%
• Cash-on-cash: -13.45%
• DSCR: 0.40
• GRM: 19.1

CMA / ARV

• ARV (median comp): $192,500
• List price: $270,000
• Delta: 40.26%
• Verdict: OVERPRICED
• Comps: 17 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 14.9%
• Equity multiple: 2.23×
• Total profit: $93,041
• Equity at exit: $243,237

10-year hold

• IRR: 14.6%
• Equity multiple: 5.18×
• Total profit: $316,363
• Equity at exit: $524,551

Cash invested: $75,600 (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: 19.1×

Monthly cashflow live

• Estimated rent: $1,179 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$250 /mo · $3,006/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $-847

Break-even live

Break-even rent $2,252

Max offer price $120,300

Occupancy floor —

Sensitivity live

Price	-10% $-695	-5% $-771	+0% $-847	+5% $-924	+10% $-1,000
Rent	-10% $-941	-5% $-894	+0% $-847	+5% $-801	+10% $-754
Rate	-1.0pp $-711	-0.5pp $-779	base $-847	+0.5pp $-917	+1.0pp $-989

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-19
   status Pending 930-char remark
2. 2026-05-14
   listed $270,000 Active 930-char remark
3. 2023-08-28
   soldstatus $226,500
4. 2014-12-01
   historical
5. 2014-06-06
   listed $179,000

ⓘ 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: $3,006 · $250/mo
• Projected year-2 tax: $3,622 · $302/mo
• Expected delta: +$616/yr (+$51/mo · 20.5%)

ⓘ 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 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: $14,149
• − Mortgage interest: −$15,124
• − Property taxes: −$3,006
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$7,855
• Taxable loss: −$15,449
• Est. tax savings @ 24.0%: +$3,708
• After-tax cash flow: $-6,461/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

• 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

+50.8% since first listed

5 events — show timeline

• 2026-05-19 Pending — DMMLS
• 2026-05-14 Listed $270,000 DMMLS
• 2023-08-28 Sold (Public Records) $226,500 Public Records
• 2014-12-01 Listing Removed — DMMLS
• 2014-06-06 Listed $179,000 DMMLS

Property tax history

+3.5%/yr

Latest (2025): $3,006 · +6.8% YoY. Source: county tax records.