55 Bayou Dr · Nashua, IA 50658

$190,000

3 bd · 2.0 ba · 1,660 sqft · SingleFamily public records · 19 Days on market

Built 1968 7,838 sqft lot Est $144k · 32% 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 +7.5/30.0
• Schools +6.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.4/10.0
• ARV discount +0.0/15.0

Listing remarks

Located at the edge of Nashua and conveniently located directly across from the grocery store, this meticulously cared-for home offers comfort, functionality, and plenty of space. Over the years, the property has seen numerous updates and repairs, reflecting the pride of ownership throughout. The main floor features 2 bedrooms, with the potential for a 3rd bedroom currently being used as a main-floor laundry room. You'll also find a full bathroom and an organized layout with the kitchen, dining area, and living room all together near the attached garage, creating a practical and efficient living space. Downstairs, the clean and organized basement offers a spacious family room along with 2 n

Key facts

• Organized layout
• Spacious family room
• 7,838 sq ft lot

Tags

• METICULOUSLY CARED-FOR HOME
• NUMEROUS UPDATES AND REPAIRS
• ORGANIZED LAYOUT
• CLEAN AND ORGANIZED BASEMENT
• SPACIOUS FAMILY ROOM
• ATTACHED 2-STALL GARAGE

Property features AI

Exterior

• Parking: Attached garage; Carport with 2 spaces; Attached parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Brick/mortar foundation; Shingle (asphalt) roof; Below-grade finished area
• Exterior features: Covered patio; Landscaped yard; Storage structure

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Disposal; Vented exhaust fan
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating; Exhaust fan
• Interior features: Dishwasher; Dryer; Disposal; Microwave; Refrigerator; Vented exhaust fan; Gas water heater; Water softener (owned); Sump pump; Partially finished basement; Block and concrete basement walls
• Laundry & utility: Washer hookup; Gas dryer hookup; Washer and dryer included; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-233 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (21.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (36.0% below list).
• Recommended offer: $122k (36.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#170 in IA, #3,077 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Nashua-Plainfield Community School District (rural): math 71% / reading 70% proficiency, ranked #136 of 289 in IA (top 47%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Nashua-Plainfield Elementary School (math 72% / reading 72%, grade A-, #181 of 616 statewide, top 34%, 272 students, 29% FRL); Nashua-Plainfield Junior-Seniorhigh School (math 71% / reading 68%, grade B, #152 of 336 statewide, top 52%, 310 students, 31% FRL).
• Market conditions: 42 active listings in the ZIP; 6 units permitted in Chickasaw County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Chickasaw County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; list at $190k implies a 145% gain — meaningful room to come down on a strong offer.

Recommended offer $121,578 (36.0% 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 1968 — 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 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?
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: 0.64% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.25%
• DSCR: 0.77
• GRM: 13.0

CMA / ARV

• ARV (on-the-fly): $144,420
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Bayou Dr	0.03mi	3/2.0	1,617 (-3%)	3mo	$140,000	$87	92
110 Wabash Ave	0.13mi	3/2.0	1,476 (-11%)	3mo	$175,000	$119	73
616 Woodbridge St	0.24mi	3/2.0	1,608 (-3%)	15mo	$139,950	$87	71
111 Andrews St	0.28mi	3/1.0	1,567 (-6%)	6mo	$162,500	$104	68
302 Douglas St	0.27mi	4/2.5 (+1)	1,844 (+11%)	7mo	$257,000	$139	56
709 Madison St	0.29mi	4/2.0 (+1)	1,550 (-7%)	18mo	$135,000	$87	55
210 Saint Lawrence St	0.40mi	3/1.5	1,733 (+4%)	24mo	$41,000	$24	52
314 Andrews St St	0.33mi	2/1.5 (-1)	1,436 (-14%)	3mo	$126,500	$88	52
224 Lexington Ave	0.50mi	4/1.5 (+1)	1,593 (-4%)	16mo	$135,000	$85	50
309 Brasher St	0.51mi	3/1.5	1,452 (-12%)	8mo	$8,400	$6	47
810 Main St	0.73mi	3/1.5	1,506 (-9%)	14mo	$105,000	$70	37
170 Lakeshore Dr	0.49mi	4/2.0 (+1)	1,432 (-14%)	18mo	$160,000	$112	35

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: 20.5%
• Equity multiple: 2.67×
• Total profit: $88,589
• Equity at exit: $171,167

10-year hold

• IRR: 18.7%
• Equity multiple: 6.12×
• Total profit: $272,437
• Equity at exit: $369,128

Cash invested: $53,200 (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 50658

• Home prices YoY: 8.7%
• Active inventory: 42
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,216 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$118 /mo · $1,414/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-233

Break-even live

Break-even rent $1,511

Max offer price $148,855

Occupancy floor —

Sensitivity live

Price	-10% $-125	-5% $-179	+0% $-233	+5% $-287	+10% $-340
Rent	-10% $-329	-5% $-281	+0% $-233	+5% $-185	+10% $-137
Rate	-1.0pp $-137	-0.5pp $-185	base $-233	+0.5pp $-282	+1.0pp $-332

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-22
   days on market $190,000 Active 19 DOM
2. 2026-06-21
   days on market $190,000 Active 18 DOM
3. 2026-06-21
   days on market $190,000 Active 17 DOM
4. 2026-06-18
   days on market $190,000 Active 15 DOM
5. 2026-06-17
   days on market $190,000 Active 14 DOM
6. 2026-06-16
   days on market $190,000 Active 13 DOM
7. 2026-06-15
   days on market $190,000 Active 12 DOM
8. 2026-06-13
   days on market $190,000 Active 10 DOM
9. 2026-06-12
   days on market $190,000 Active 9 DOM
10. 2026-06-09
    days on market $190,000 Active 6 DOM
11. 2026-06-08
    days on market $190,000 Active 5 DOM
12. 2026-06-07
    days on market $190,000 Active 4 DOM
13. 2026-06-07
    days on market $190,000 Active 3 DOM
14. 2026-06-04
    remarks 699-char remark
15. 2026-06-04
    listed $190,000 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: $1,414 · $118/mo
• Projected year-2 tax: $2,198 · $183/mo
• Expected delta: +$784/yr (+$65/mo · 55.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥101°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: $14,589
• − Mortgage interest: −$10,643
• − Property taxes: −$1,414
• − Insurance: −$950
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$5,527
• Taxable loss: −$6,279
• Est. tax savings @ 24.0%: +$1,507
• After-tax cash flow: $-1,288/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: Nashua-Plainfield Community School District
• NCES district ID: 1920190
• Math proficiency: 71% ▼ -7.00%
• Reading proficiency: 70% ▼ -5.00%
• Median HH income: $50,517
• Composite: 59.84/100
• National rank: #893
• State rank: #136 of 289 in IA

Livability — Nashua

• Score: 77/100
• State rank: #170
• US rank: #3077

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: Nashua, IA
• City population: 2,432
• Population (ZIP): 2,432

Population outlook (Chickasaw County) Hauer SSP2

• Today (2025): 11,503 people
• By 2030: 11,187 · -2.7%
• By 2040: 10,569 · -8.1%
• By 2050: 9,997 · -13.1%
• By 2075: 8,819 · -23.3%
• By 2100: 7,126 · -38.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 8%
• Common ancestry: Portuguese 5% Iranian 2% Russian 1%
• Foreign-born: 0% · China
• Languages at home: 99% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Chickasaw

• 2024 margin: Solid R (+37.2) · D 30.8% · R 68.0% · Other 1.2%
• 2008→2024 swing: -57.9pp toward R · 2008: 20.8pp · 2024: -37.2pp
• All cycles: 2024: R+37.2 2020: R+31.3 2016: R+23.2 2012: D+11.1 2008: D+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 19.81%
• Current HPI: 247.1014
• 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

+145.2% since first listed

2 events — show timeline

• 2026-06-03 Listed $190,000 NEIRBR as distributed by MLS GRID
• 2014-05-20 Sold (Public Records) $77,500 Public Records

Property tax history

+0.7%/yr

Latest (2025): $1,414 · -3.5% YoY. Source: county tax records.