513 Glass St · Oakland, IA 51560

$175,000

2 bd · 1.0 ba · 1,594 sqft · SingleFamily public records · 30 Days on market

Built 1967 Est $172k · at est.

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Why this score? — see what drove the D 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 +13.5/30.0
• ARV discount +6.8/15.0
• Schools +5.8/10.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well cared for home that is close to the Riverside Elementary school and just 25 miles from Council Bluffs. This raised ranch, 2 bedroom, 1 1/2 bath home has newer windows, fresh paint on main level, new 100 amp electrical panel and a beautiful oak kitchen. Entertaining will be easy as the large living room joins the dining area and kitchen. You can also extend your entertaining space out to the deck that faces a wooded area for a nice view. THERE IS PLENTY OF ROOM IN THE MOSTLY FINISHED BASEMENT TO ADD ADDITIONAL BEDROOMS. You don't want to miss out o this home so give a realtor a call to schedule your showing!

Key facts

• Garage
• Built 1967
• Listed 29 days

Property features AI

Exterior

• Parking: Off-street parking; 1-car garage
• Security: Smoke detectors
• Utilities: Natural gas available; Electricity available; Cable available; Public sewer
• Home design: Single-family residence; One story
• Construction: Frame construction; Composition roof; Full, partially finished basement
• Exterior features: Deck; Fenced yard; Waterfront lot; Concrete road access

Interior

• Heating & cooling: Natural gas heating with forced air; Central air conditioning; Electric cooling; Ceiling fans
• Interior features: Ceiling fan(s); Eat-in kitchen
• Laundry & utility: Washer hookup in basement; Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $6 ($71/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 $150k (14.6% below list).
• Recommended offer: $150k (14.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#257 in IA, #4,965 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Riverside Community School District (rural): math 66% / reading 68% proficiency, ranked #168 of 289 in IA (top 58%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Riverside Elementary (188 students, 46% FRL); Riverside Community Carson Elementary (math 62% / reading 57%, grade B-, #390 of 616 statewide, top 69%, 146 students, 47% FRL); Riverside Community High School (math 69% / reading 73%, grade B+, #139 of 336 statewide, top 41%, 359 students, 36% FRL).
• Market conditions: 27 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 679 units permitted in Pottawattamie County in 2024 (566 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Pottawattamie County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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 $120k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $149,500 (14.6% below list)

Questions for the listing agent

1. Built in 1967 — 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. 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?
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: 0.85% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $172,152
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
301 Brown St	0.24mi	3/1.0 (+1)	1,624 (+2%)	9mo	$201,000	$124	74
311 Pullen Ave	0.27mi	3/2.0 (+1)	1,566 (-2%)	12mo	$169,000	$108	65
401 Glass St	0.11mi	2/2.0	1,363 (-14%)	9mo	$164,000	$120	60
314 Hill Street St	0.23mi	2/2.0	1,736 (+9%)	18mo	$58,000	$33	55
202 S Main St	0.40mi	2/1.0	1,450 (-9%)	24mo	$155,000	$107	46
306 Hill St	0.28mi	3/2.0 (+1)	1,459 (-8%)	22mo	$37,500	$26	46
405 Walnut St	0.33mi	3/2.0 (+1)	1,444 (-9%)	20mo	$185,000	$128	43
412 Walnut St	0.34mi	3/2.0 (+1)	1,384 (-13%)	14mo	$140,000	$101	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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-27,979
• Equity at exit: $26,093

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-23,873
• Equity at exit: $15,131

Cash invested: $49,000 (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 51560

• Home prices YoY: -6.0%
• Active inventory: 27
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,495 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$184 /mo · $2,214/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $6

Break-even live

Break-even rent $1,488

Max offer price $175,000

Occupancy floor 95%

Sensitivity live

Price	-10% $105	-5% $55	+0% $6	+5% $-44	+10% $-93
Rent	-10% $-112	-5% $-53	+0% $6	+5% $65	+10% $124
Rate	-1.0pp $94	-0.5pp $50	base $6	+0.5pp $-39	+1.0pp $-86

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
819 Palmer St Oakland, IA	3.0	1.0	1352	$1,495	$1.11	25d	1	0.87mi

Listing history 34 events

1. 2026-06-22
   days on market $175,000 Active 30 DOM
2. 2026-06-21
   days on market $175,000 Active 29 DOM
3. 2026-06-21
   days on market $175,000 Active 28 DOM
4. 2026-06-18
   days on market $175,000 Active 26 DOM
5. 2026-06-17
   days on market $175,000 Active 25 DOM
6. 2026-06-16
   days on market $175,000 Active 24 DOM
7. 2026-06-15
   days on market $175,000 Active 23 DOM
8. 2026-06-13
   remarks 398-char remark
9. 2026-06-13
   days on market $175,000 Active 21 DOM
10. 2026-06-12
    pricedays on market $175,000 Active 20 DOM
11. 2026-06-09
    days on market $179,500 Active 17 DOM
12. 2026-06-08
    days on market $179,500 Active 16 DOM
13. 2026-06-07
    days on market $179,500 Active 15 DOM
14. 2026-06-07
    days on market $179,500 Active 14 DOM
15. 2026-06-04
    days on market $179,500 Active 11 DOM
16. 2026-06-02
    days on market $179,500 Active 10 DOM
17. 2026-06-01
    days on market $179,500 Active 9 DOM
18. 2026-05-31
    days on market $179,500 Active 8 DOM
19. 2026-05-31
    days on market $179,500 Active 7 DOM
20. 2026-05-23
    listed $179,500 Active
21. 2023-11-30
    price $172,500
22. 2023-11-06
    price $177,500
23. 2023-11-01
    listed $185,000 Active
24. 2021-01-13
    soldstatus $120,000
25. 2020-03-24
    soldstatus $120,000
26. 2020-03-20
    soldstatus $120,000 619-char remark

    Show marketing remark (619 chars)

    Well cared for home that is close to the Riverside Elementary school and just 25 miles from Council Bluffs. This raised ranch, 2 bedroom, 1 1/2 bath home has newer windows, fresh paint on main level, new 100 amp electrical panel and a beautiful oak kitchen. Entertaining will be easy as the large living room joins the dining area and kitchen. You can also extend your entertaining space out to the deck that faces a wooded area for a nice view. THERE IS PLENTY OF ROOM IN THE MOSTLY FINISHED BASEMENT TO ADD ADDITIONAL BEDROOMS. You don't want to miss out o this home so give a realtor a call to schedule your showing!

27. 2020-03-20
    soldstatus $120,000

    Show marketing remark (619 chars)

    Well cared for home that is close to the Riverside Elementary school and just 25 miles from Council Bluffs. This raised ranch, 2 bedroom, 1 1/2 bath home has newer windows, fresh paint on main level, new 100 amp electrical panel and a beautiful oak kitchen. Entertaining will be easy as the large living room joins the dining area and kitchen. You can also extend your entertaining space out to the deck that faces a wooded area for a nice view. THERE IS PLENTY OF ROOM IN THE MOSTLY FINISHED BASEMENT TO ADD ADDITIONAL BEDROOMS. You don't want to miss out o this home so give a realtor a call to schedule your showing!

28. 2020-03-20
    soldstatus $120,000 619-char remark

    Show marketing remark (619 chars)

    Well cared for home that is close to the Riverside Elementary school and just 25 miles from Council Bluffs. This raised ranch, 2 bedroom, 1 1/2 bath home has newer windows, fresh paint on main level, new 100 amp electrical panel and a beautiful oak kitchen. Entertaining will be easy as the large living room joins the dining area and kitchen. You can also extend your entertaining space out to the deck that faces a wooded area for a nice view. THERE IS PLENTY OF ROOM IN THE MOSTLY FINISHED BASEMENT TO ADD ADDITIONAL BEDROOMS. You don't want to miss out o this home so give a realtor a call to schedule your showing!

29. 2020-03-19
    listed $120,000
30. 2019-08-27
    listed $123,000 619-char remark

    Show marketing remark (619 chars)

    Well cared for home that is close to the Riverside Elementary school and just 25 miles from Council Bluffs. This raised ranch, 2 bedroom, 1 1/2 bath home has newer windows, fresh paint on main level, new 100 amp electrical panel and a beautiful oak kitchen. Entertaining will be easy as the large living room joins the dining area and kitchen. You can also extend your entertaining space out to the deck that faces a wooded area for a nice view. THERE IS PLENTY OF ROOM IN THE MOSTLY FINISHED BASEMENT TO ADD ADDITIONAL BEDROOMS. You don't want to miss out o this home so give a realtor a call to schedule your showing!

31. 2019-08-27
    listed $123,000 619-char remark

    Show marketing remark (619 chars)

    Well cared for home that is close to the Riverside Elementary school and just 25 miles from Council Bluffs. This raised ranch, 2 bedroom, 1 1/2 bath home has newer windows, fresh paint on main level, new 100 amp electrical panel and a beautiful oak kitchen. Entertaining will be easy as the large living room joins the dining area and kitchen. You can also extend your entertaining space out to the deck that faces a wooded area for a nice view. THERE IS PLENTY OF ROOM IN THE MOSTLY FINISHED BASEMENT TO ADD ADDITIONAL BEDROOMS. You don't want to miss out o this home so give a realtor a call to schedule your showing!

32. 2018-04-12
    soldstatus $110,000
33. 2018-03-30
    soldstatus $110,000
34. 2017-09-28
    listed $114,500

ⓘ 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: $2,214 · $184/mo
• Projected year-2 tax: $2,481 · $207/mo
• Expected delta: +$267/yr (+$22/mo · 12.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $17,940
• − Mortgage interest: −$9,803
• − Property taxes: −$2,214
• − Insurance: −$875
• − Repairs & maintenance: −$1,435
• − Management: −$1,435
• − Depreciation: −$5,091
• Taxable loss: −$2,913
• Est. tax savings @ 24.0%: +$699
• After-tax cash flow: $770/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: Riverside Community School District
• NCES district ID: 1900027
• Math proficiency: 66% ▼ -7.00%
• Reading proficiency: 68% ▼ -5.00%
• Median HH income: $59,153
• Composite: 57.75/100
• National rank: #1053
• State rank: #168 of 289 in IA

Livability — Oakland

• Score: 74/100
• State rank: #257
• US rank: #4965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oakland, IA
• City population: 1,902
• Population (ZIP): 1,902

Population outlook (Pottawattamie County) Hauer SSP2

• Today (2025): 93,683 people
• By 2030: 92,772 · -1.0%
• By 2040: 89,917 · -4.0%
• By 2050: 86,994 · -7.1%
• By 2075: 82,756 · -11.7%
• By 2100: 79,097 · -15.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 11% Hispanic / Latino 10% Pacific Islander 3%
• Hispanic origin (detail): Mexican 6% Cuban 3%
• Common ancestry: Portuguese 2% Serbian 2% Slovak 1%
• Foreign-born: 9% · Canada
• Languages at home: 90% English-only · Spanish 6% Russian/Polish/Slavic 2% Other Indo-European 1%

Political lean MEDSL · Pottawattamie

• 2024 margin: R (+20.0) · D 39.3% · R 59.3% · Other 1.4%
• 2008→2024 swing: -18.1pp toward R · 2008: -1.9pp · 2024: -20.0pp
• All cycles: 2024: R+20.0 2020: R+16.8 2016: R+21.6 2012: R+5.8 2008: R+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.80%
• Current HPI: 246.387
• 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

+56.8% since first listed

15 events — show timeline

• 2026-05-23 Listed $179,500 SWIAR
• 2023-11-30 Price Changed $172,500 SWIAR
• 2023-11-06 Price Changed $177,500 SWIAR
• 2023-11-01 Listed $185,000 SWIAR
• 2021-01-13 Sold (Public Records) $120,000 Public Records
• 2020-03-24 Sold (Public Records) $120,000 Public Records
• 2020-03-20 Sold (MLS) $120,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-03-20 Sold (MLS) $120,000 SWIAR
• 2020-03-20 Sold (MLS) $120,000 IAR
• 2020-03-19 Listed $120,000 SWIAR
• 2019-08-27 Listed $123,000 NORTHSTARMLS as Distributed by MLS Grid
• 2019-08-27 Listed $123,000 IAR
• 2018-04-12 Sold (Public Records) $110,000 Public Records
• 2018-03-30 Sold (MLS) $110,000 SWIAR
• 2017-09-28 Listed $114,500 SWIAR

Property tax history

+5.8%/yr

Latest (2025): $2,214 · +1.5% YoY. Source: county tax records.