206 N Main St · Numa, IA 52544

$21,390

2 bd · 1.0 ba · 924 sqft · Other public records · 18 Days on market

Built 1914 0.98 ac lot ↓ 14% since listing

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Why this score? — see what drove the B+ 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
• ARV discount +7.5/15.0
• Appreciation +5.5/10.0
• Schools +5.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Don't miss this wonderful opportunity to own this ranch home on a nice size lot in a quaint rural town. Wood floors. Covered front and rear decks. The home needs some updating but with the correct attention it could be a nice home. The property is being sold as-is. No repairs will be made. Call for your personal showing!

Key facts

• Nice size lot
• Ranch home
• Wood floors

Tags

• RANCH HOME
• WOOD FLOORS
• COVERED FRONT AND REAR DECKS
• NICE SIZE LOT
• QUAINT RURAL TOWN

Property features AI

Exterior

• Parking: Concrete road access
• Utilities: Public water; Public sewer
• Home design: Residential zoning
• Construction: Asphalt shingle roof
• Exterior features: Covered deck; Deck

Interior

• Bedrooms: 2 main-level bedrooms
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Interior features: Hardwood flooring; Separate/formal dining room; Unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $21k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($877 rent vs $21k).
• Recommended offer: $21k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#929 in IA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime C-, employment D, schools F.
• Centerville Community School District (town): math 57% / reading 65% proficiency, ranked #251 of 289 in IA (top 87%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 82 active listings in the ZIP; 6 units permitted in Appanoose County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $379 of equity ($148 loan paydown + $231 appreciation (1.1% local appreciation)).
• Appanoose County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($21k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $21,069 (1.5% below list)

Questions for the listing agent

1. Built in 1914 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 4.10% ✓
• Cap rate: 36.23%
• Cash-on-cash: 106.91%
• DSCR: 5.76
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.76×
• Total profit: $34,487
• Equity at exit: $7,391

10-year hold

• IRR: —
• Equity multiple: 14.02×
• Total profit: $77,992
• Equity at exit: $9,892

Cash invested: $5,989 (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 52544

• Home prices YoY: 0.5%
• Active inventory: 82
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $877 medium
• Mortgage (P&I): −$112
• Tax from tax record: −$38 /mo · $458/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $534

Break-even live

Break-even rent $202

Max offer price $21,390

Occupancy floor 34%

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: $5,348
• Closing costs: $642
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $21,390 Active 18 DOM
2. 2026-06-17
   days on market $21,390 Active 17 DOM
3. 2026-06-16
   days on market $21,390 Active 16 DOM
4. 2026-06-15
   days on market $21,390 Active 15 DOM
5. 2026-06-13
   days on market $21,390 Active 13 DOM
6. 2026-06-12
   days on market $21,390 Active 12 DOM
7. 2026-06-09
   days on market $21,390 Active 9 DOM
8. 2026-06-08
   days on market $21,390 Active 8 DOM
9. 2026-06-07
   days on market $21,390 Active 7 DOM
10. 2026-06-07
    days on market $21,390 Active 6 DOM
11. 2026-06-04
    days on market $21,390 Active 3 DOM
12. 2026-06-02
    days on market $21,390 Active 2 DOM
13. 2026-05-31
    remarks 322-char remark
14. 2026-05-31
    listed $21,390 Active 1 DOM

ⓘ 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: $458 · $38/mo
• Projected year-2 tax: $458 · $38/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,524
• − Mortgage interest: −$1,198
• − Property taxes: −$458
• − Insurance: −$107
• − Repairs & maintenance: −$842
• − Management: −$842
• − Depreciation: −$622
• Taxable income: $6,455
• Est. tax owed @ 24.0%: −$1,549
• After-tax cash flow: $4,854/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: Centerville Community School District
• NCES district ID: 1906750
• Math proficiency: 57% ▼ -8.00%
• Reading proficiency: 65% ▼ -5.00%
• Median HH income: $35,401
• Composite: 50.48/100
• National rank: #1854
• State rank: #251 of 289 in IA

Livability — Numa

• Score: 55/100
• State rank: #929
• US rank: #23328

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Numa, IA
• Population (ZIP): 8,110

Population outlook (Appanoose County) Hauer SSP2

• Today (2025): 11,726 people
• By 2030: 11,194 · -4.5%
• By 2040: 10,063 · -14.2%
• By 2050: 8,976 · -23.5%
• By 2075: 6,785 · -42.1%
• By 2100: 4,819 · -58.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Italian 6% Lithuanian 3% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · German/W. Germanic 5%

Political lean MEDSL · Appanoose

• 2024 margin: Solid R (+46.7) · D 26.1% · R 72.8% · Other 1.2%
• 2008→2024 swing: -44.8pp toward R · 2008: -1.9pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+40.2 2016: R+36.4 2012: R+3.5 2008: R+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.08%
• Current HPI: 212.65
• 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

-14.4% since first listed

2 events — show timeline

• 2026-05-31 Listed $21,390 DMMLS
• 2006-01-30 Sold (Public Records) $25,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $458 · +0.0% YoY. Source: county tax records.