106 Arch Ave NE · Mitchellville, IA 50169

$109,000

3 bd · 1.0 ba · 1,175 sqft · SingleFamily public records · 127 Days on market

Built 1900 10,149 sqft lot $93/sqft · 51% below area

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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 +14.3/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• DSCR +4.3/10.0
• 1% rule +3.8/10.0
• 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

Offered “As Is” for the affordability of a first home that will build equity with nice move in ability with newer mechanicals and appliances including washer and dryer. Great opportunity to utilize as a rental home for the investor seeking low cost entry. This house needs an owner, make an offer.

Key facts

• New furnace
• Outdoor enjoyment
• Quiet neighborhood

Tags

• MAIN FLOOR PLAN
• LAUNDRY ON MAIN FLOOR
• QUIET NEIGHBORHOOD
• OUTDOOR ENJOYMENT
• NEW ROOF
• NEW FURNACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $20 ($239/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 $96k (12.1% below list).
• Recommended offer: $96k (12.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#267 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Southeast Polk Community School District (rural): math 73% / reading 73% proficiency, ranked #70 of 289 in IA (top 24%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 28 active listings in the ZIP; 2,953 units permitted in Polk County in 2024 (540 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Polk County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $36k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $109k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,792 (12.1% below list)

Questions for the listing agent

1. It's been on market 127 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 1900 — 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. Schools are A-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: 0.88% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 9.5

CMA / ARV

• ARV (median comp): $222,727
• List price: $109,000
• Delta: -51.06%
• 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
202 Oak Ave NE	0.13mi	3/1.0	1,188 (+1%)	11mo	$240,000	$202	83
210 3rd St NE	0.11mi	2/1.0 (-1)	1,128 (-4%)	9mo	$188,000	$167	75
209 3rd St NE	0.15mi	2/1.0 (-1)	1,058 (-10%)	1mo	$165,000	$156	71
313 2nd St NE	0.12mi	2/1.0 (-1)	1,086 (-8%)	17mo	$133,000	$122	63
410 4th St NW	0.65mi	3/1.5	1,190 (+1%)	3mo	$244,000	$205	63
110 4th St NE	0.22mi	3/2.0	1,344 (+14%)	11mo	$240,000	$179	53
701 Patchett Dr	0.47mi	4/3.0 (+1)	1,228 (+4%)	10mo	$300,000	$244	49
309 Vine Ave NE	0.28mi	3/2.5	1,036 (-12%)	17mo	$255,000	$246	47
803 Patchett Dr NE	0.57mi	4/3.0 (+1)	1,233 (+5%)	7mo	$303,000	$246	46
407 Space Ave SW	0.54mi	3/2.0	1,344 (+14%)	2mo	$150,000	$112	45
804 Patchett Dr	0.58mi	3/2.0	1,294 (+10%)	12mo	$270,000	$209	42
320 Wise Ct	0.59mi	3/2.0	1,351 (+15%)	12mo	$296,500	$219	34

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-16,391
• Equity at exit: $16,252

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-12,623
• Equity at exit: $9,424

Cash invested: $30,520 (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 50169

• Home prices YoY: -14.7%
• Active inventory: 28
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $958 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$120 /mo · $1,438/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $20

Break-even live

Break-even rent $933

Max offer price $109,000

Occupancy floor 93%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   status $109,000 Pending 127 DOM
2. 2026-06-18
   days on market $109,000 Active 127 DOM
3. 2026-06-17
   days on market $109,000 Active 126 DOM
4. 2026-06-16
   days on market $109,000 Active 125 DOM
5. 2026-06-15
   days on market $109,000 Active 124 DOM
6. 2026-06-14
   days on market $109,000 Active 122 DOM
7. 2026-06-10
   days on market $109,000 Active 119 DOM
8. 2026-06-09
   days on market $109,000 Active 118 DOM
9. 2026-06-08
   days on market $109,000 Active 117 DOM
10. 2026-06-07
    days on market $109,000 Active 116 DOM
11. 2026-06-03
    days on market $109,000 Active 112 DOM
12. 2026-06-02
    days on market $109,000 Active 111 DOM
13. 2026-06-01
    days on market $109,000 Active 110 DOM
14. 2026-05-31
    days on market $109,000 Active 109 DOM
15. 2026-05-31
    days on market $109,000 Active 108 DOM
16. 2026-04-28
    price $109,000 309-char remark

    Show marketing remark (309 chars)

    Offered “As Is” for the affordability of a first home that will build equity with nice move in ability with newer mechanicals and appliances including washer and dryer. Great opportunity to utilize as a rental home for the investor seeking low cost entry. This house needs an owner, make an offer.

17. 2026-04-13
    status Active 309-char remark

    Show marketing remark (309 chars)

    Offered “As Is” for the affordability of a first home that will build equity with nice move in ability with newer mechanicals and appliances including washer and dryer. Great opportunity to utilize as a rental home for the investor seeking low cost entry. This house needs an owner, make an offer.

18. 2026-04-13
    price $119,900 309-char remark

    Show marketing remark (309 chars)

    Offered “As Is” for the affordability of a first home that will build equity with nice move in ability with newer mechanicals and appliances including washer and dryer. Great opportunity to utilize as a rental home for the investor seeking low cost entry. This house needs an owner, make an offer.

19. 2026-03-30
    status Pending 309-char remark

    Show marketing remark (309 chars)

    Offered “As Is” for the affordability of a first home that will build equity with nice move in ability with newer mechanicals and appliances including washer and dryer. Great opportunity to utilize as a rental home for the investor seeking low cost entry. This house needs an owner, make an offer.

20. 2026-01-28
    listed $145,000 Active 309-char remark

    Show marketing remark (309 chars)

    Offered “As Is” for the affordability of a first home that will build equity with nice move in ability with newer mechanicals and appliances including washer and dryer. Great opportunity to utilize as a rental home for the investor seeking low cost entry. This house needs an owner, make an offer.

21. 2025-02-14
    soldstatus $50,000
22. 2025-02-13
    soldstatus $50,000 Closed 457-char remark

    Show marketing remark (457 chars)

    Attention Investors! This 3-bedroom, 1-bath home in Mitchellville is ready for some TLC and offers significant earning potential. Features include a spacious 2-car detached garage and a generous lot size, providing ample room for future enhancements. With a little hard work and renovation, this property could be turned into a lucrative rental or profitable resale. Don’t miss out on this promising opportunity! This property is being sold AS-IS.

23. 2024-10-31
    status Pending 457-char remark

    Show marketing remark (457 chars)

    Attention Investors! This 3-bedroom, 1-bath home in Mitchellville is ready for some TLC and offers significant earning potential. Features include a spacious 2-car detached garage and a generous lot size, providing ample room for future enhancements. With a little hard work and renovation, this property could be turned into a lucrative rental or profitable resale. Don’t miss out on this promising opportunity! This property is being sold AS-IS.

24. 2024-10-13
    listed $75,000 Active 457-char remark

    Show marketing remark (457 chars)

    Attention Investors! This 3-bedroom, 1-bath home in Mitchellville is ready for some TLC and offers significant earning potential. Features include a spacious 2-car detached garage and a generous lot size, providing ample room for future enhancements. With a little hard work and renovation, this property could be turned into a lucrative rental or profitable resale. Don’t miss out on this promising opportunity! This property is being sold AS-IS.

25. 2022-07-11
    soldstatus $74,000
26. 2022-06-16
    soldstatus $35,000
27. 2022-01-20
    historical
28. 2022-01-19
    listed $59,995 Active
29. 2021-05-05
    soldstatus $52,522 Closed
30. 2021-04-06
    status Pending
31. 2021-03-19
    listed $47,000 Active
32. 2006-08-08
    soldstatus $64,000
33. 2005-11-17
    listed $60,000
34. 2005-11-17
    soldstatus $40,000

ⓘ 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: $1,438 · $120/mo
• Projected year-2 tax: $1,575 · $131/mo
• Expected delta: +$137/yr (+$11/mo · 9.5%)

ⓘ 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 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: $11,495
• − Mortgage interest: −$6,106
• − Property taxes: −$1,438
• − Insurance: −$545
• − Repairs & maintenance: −$920
• − Management: −$920
• − Depreciation: −$3,171
• Taxable loss: −$1,604
• Est. tax savings @ 24.0%: +$385
• After-tax cash flow: $624/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: Southeast Polk Community School District
• NCES district ID: 1926820
• Math proficiency: 73% ▼ -8.00%
• Reading proficiency: 73% ▼ -3.00%
• Median HH income: $73,440
• Composite: 64.1/100
• National rank: #575
• State rank: #70 of 289 in IA

Livability — Mitchellville

• Score: 73/100
• State rank: #267
• US rank: #5148

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mitchellville, IA
• Population (ZIP): 3,532

Population outlook (Polk County) Hauer SSP2

• Today (2025): 548,042 people
• By 2030: 588,557 · +7.4%
• By 2040: 670,629 · +22.4%
• By 2050: 752,830 · +37.4%
• By 2075: 955,069 · +74.3%
• By 2100: 1,115,436 · +103.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Iranian 6% Italian 5% Portuguese 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Polk

• 2024 margin: D (+10.9) · D 54.8% · R 43.9% · Other 1.3%
• 2008→2024 swing: -3.7pp toward R · 2008: 14.6pp · 2024: 10.9pp
• All cycles: 2024: D+10.9 2020: D+15.2 2016: D+11.5 2012: D+14.2 2008: D+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.52%
• Current HPI: 247.299
• 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

+81.7% since first listed

19 events — show timeline

• 2026-04-28 Price Changed $109,000 DMMLS
• 2026-04-13 Relisted — DMMLS
• 2026-04-13 Price Changed $119,900 DMMLS
• 2026-03-30 Pending — DMMLS
• 2026-01-28 Listed $145,000 DMMLS
• 2025-02-14 Sold (Public Records) $50,000 Public Records
• 2025-02-13 Sold (MLS) $50,000 DMMLS
• 2024-10-31 Pending — DMMLS
• 2024-10-13 Listed $75,000 DMMLS
• 2022-07-11 Sold (Public Records) $74,000 Public Records
• 2022-06-16 Sold (Public Records) $35,000 Public Records
• 2022-01-20 Listing Removed — DMMLS
• 2022-01-19 Listed $59,995 DMMLS
• 2021-05-05 Sold (MLS) $52,522 DMMLS
• 2021-04-06 Pending — DMMLS
• 2021-03-19 Listed $47,000 DMMLS
• 2006-08-08 Sold (Public Records) $64,000 Public Records
• 2005-11-17 Sold (Public Records) $40,000 Public Records
• 2005-11-17 Listed $60,000 DMMLS

Property tax history

+2.2%/yr

Latest (2025): $1,438 · +7.6% YoY. Source: county tax records.