404 North St · Guthrie Center, IA 50115

$155,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 33 Days on market

Built 1971 5,227 sqft lot Est $146k · 6% over

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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).

• Appreciation +10.0/10.0
• Cash flow +6.4/30.0
• Schools +6.1/10.0
• ARV discount +4.8/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.7/10.0

Listing remarks MLS

Discover the ease of one-level living in this immaculate 2-bedroom, 1-bathroom ranch. Boasting a functional, open layout, this home features a bright living area, a functional kitchen, and an attached 1-car garage that offers secure parking and extra storage. NEW roof, siding, and windows in 2025. NEW water heater in 2026. Plus updated flooring throughout the main level and large updated bathroom. Perfectly sized for comfort and low-maintenance, the cozy yard is ideal for relaxing or gardening. Located in a small town, this adorable home is ready for its next owner. Don't miss this cozy and charming ranch---It's the perfect move-in ready gem! All information obtained from seller and public records.

Key facts

• Functional kitchen
• Bright living area
• Attached garage

Tags

• ONE-LEVEL LIVING
• FUNCTIONAL OPEN LAYOUT
• BRIGHT LIVING AREA
• FUNCTIONAL KITCHEN
• ATTACHED GARAGE
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-269 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (30.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (39.7% below list).
• Recommended offer: $93k (39.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#82 in IA, #1,697 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Guthrie Center Community School District (rural): math 72% / reading 74% proficiency, ranked #105 of 289 in IA (top 36%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 27 active listings in the ZIP; 21 units permitted in Guthrie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Guthrie County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $76k; list at $155k implies a 104% gain — meaningful room to come down on a strong offer.

Recommended offer $93,464 (39.7% 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. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.60% ✗
• Cap rate: 4.21%
• Cash-on-cash: -7.44%
• DSCR: 0.67
• GRM: 13.8

CMA / ARV

• ARV (on-the-fly): $146,160
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 Newton St	0.07mi	2/1.0	1,064 (+6%)	1mo	$155,000	$146	87
604 N 5th St	0.19mi	2/1.0	1,064 (+6%)	8mo	$157,000	$148	75
600 Brown St	0.23mi	3/1.0 (+1)	1,080 (+7%)	4mo	$170,000	$157	69
105 North St	0.18mi	3/1.0 (+1)	1,072 (+6%)	9mo	$126,500	$118	68
303 Newton St	0.12mi	2/1.0	868 (-14%)	15mo	$75,500	$87	59
801 N 4th St	0.30mi	3/1.0 (+1)	1,056 (+5%)	17mo	$139,900	$132	59
1104 Grand St	0.41mi	3/1.0 (+1)	1,040 (+3%)	17mo	$136,000	$131	56
602 N 12th St	0.47mi	2/1.0	896 (-11%)	6mo	$130,000	$145	55

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: 19.0%
• Equity multiple: 2.55×
• Total profit: $67,245
• Equity at exit: $139,636

10-year hold

• IRR: 17.6%
• Equity multiple: 5.87×
• Total profit: $211,461
• Equity at exit: $301,131

Cash invested: $43,400 (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 50115

• Home prices YoY: 5.1%
• Active inventory: 27
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $935 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$130 /mo · $1,562/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $-269

Break-even live

Break-even rent $1,275

Max offer price $107,441

Occupancy floor —

Sensitivity live

Price	-10% $-181	-5% $-225	+0% $-269	+5% $-313	+10% $-357
Rent	-10% $-343	-5% $-306	+0% $-269	+5% $-232	+10% $-195
Rate	-1.0pp $-191	-0.5pp $-230	base $-269	+0.5pp $-309	+1.0pp $-350

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $155,000 Active 33 DOM
2. 2026-06-18
   days on market $155,000 Active 31 DOM
3. 2026-06-17
   days on market $155,000 Active 30 DOM
4. 2026-06-16
   days on market $155,000 Active 29 DOM
5. 2026-06-15
   days on market $155,000 Active 28 DOM
6. 2026-06-13
   pricedays on market $155,000 Active 26 DOM
7. 2026-06-12
   days on market $159,999 Active 25 DOM
8. 2026-06-09
   days on market $159,999 Active 22 DOM
9. 2026-06-08
   days on market $159,999 Active 21 DOM
10. 2026-06-07
    days on market $159,999 Active 20 DOM
11. 2026-06-05
    days on market $159,999 Active 18 DOM
12. 2026-06-04
    days on market $159,999 Active 16 DOM
13. 2026-06-03
    price $159,999 Active 15 DOM
14. 2026-06-02
    days on market $165,000 Active 15 DOM
15. 2026-06-01
    days on market $165,000 Active 14 DOM
16. 2026-05-31
    days on market $165,000 Active 13 DOM
17. 2026-05-31
    days on market $165,000 Active 12 DOM
18. 2026-05-18
    listed $165,000 Active 707-char remark

    Show marketing remark (707 chars)

    Discover the ease of one-level living in this immaculate 2-bedroom, 1-bathroom ranch. Boasting a functional, open layout, this home features a bright living area, a functional kitchen, and an attached 1-car garage that offers secure parking and extra storage. NEW roof, siding, and windows in 2025. NEW water heater in 2026. Plus updated flooring throughout the main level and large updated bathroom. Perfectly sized for comfort and low-maintenance, the cozy yard is ideal for relaxing or gardening. Located in a small town, this adorable home is ready for its next owner. Don't miss this cozy and charming ranch---It's the perfect move-in ready gem! All information obtained from seller and public records.

19. 2026-05-15
    historical
20. 2026-04-20
    price $165,000
21. 2026-03-18
    status Active
22. 2026-03-06
    status Pending
23. 2026-02-23
    listed $175,000 Active
24. 2021-02-18
    soldstatus $76,000
25. 2021-02-17
    soldstatus $76,000
26. 2020-12-21
    listed $74,900

ⓘ 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: $1,562 · $130/mo
• Projected year-2 tax: $1,998 · $166/mo
• Expected delta: +$436/yr (+$36/mo · 27.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 16 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: $11,216
• − Mortgage interest: −$8,682
• − Property taxes: −$1,562
• − Insurance: −$775
• − Repairs & maintenance: −$897
• − Management: −$897
• − Depreciation: −$4,509
• Taxable loss: −$6,107
• Est. tax savings @ 24.0%: +$1,466
• After-tax cash flow: $-1,765/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: Guthrie Center Community School District
• NCES district ID: 1913320
• Math proficiency: 72% ▼ -9.00%
• Reading proficiency: 74% ▼ -4.00%
• Median HH income: $44,953
• Composite: 61.37/100
• National rank: #767
• State rank: #105 of 289 in IA

Livability — Guthrie Center

• Score: 80/100
• State rank: #82
• US rank: #1697

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Guthrie Center, IA
• Population (ZIP): 2,741

Population outlook (Guthrie County) Hauer SSP2

• Today (2025): 10,248 people
• By 2030: 9,993 · -2.5%
• By 2040: 9,440 · -7.9%
• By 2050: 8,926 · -12.9%
• By 2075: 8,466 · -17.4%
• By 2100: 7,842 · -23.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 5% Asian 1%
• Common ancestry: Iranian 5% Portuguese 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Guthrie

• 2024 margin: Solid R (+38.0) · D 30.3% · R 68.2% · Other 1.4%
• 2008→2024 swing: -30.3pp toward R · 2008: -7.7pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+35.9 2016: R+33.3 2012: R+10.2 2008: R+7.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.38%
• Current HPI: 296.9462
• 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

+120.3% since first listed

9 events — show timeline

• 2026-05-18 Listed $165,000 DMMLS
• 2026-05-15 Listing Removed — DMMLS
• 2026-04-20 Price Changed $165,000 DMMLS
• 2026-03-18 Relisted — DMMLS
• 2026-03-06 Pending — DMMLS
• 2026-02-23 Listed $175,000 DMMLS
• 2021-02-18 Sold (Public Records) $76,000 Public Records
• 2021-02-17 Sold (MLS) $76,000 DMMLS
• 2020-12-21 Listed $74,900 DMMLS

Property tax history

+4.6%/yr

Latest (2025): $1,562 · +0.6% YoY. Source: county tax records.