106 S Maple · Salem, IA 52649

$135,000

3 bd · 1.5 ba · 1,662 sqft · SingleFamily public records · 23 Days on market

Built 1900 8,276 sqft lot Est $121k · 11% 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).

• Cash flow +15.3/30.0
• Appreciation +7.0/10.0
• Schools +5.4/10.0
• DSCR +4.7/10.0
• 1% rule +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0

Listing remarks MLS

THE LIST PRICE IS NOT INDICATIVE OF THE SELLER'S FINAL RESERVE AMOUNT. THIS PROPERTY IS PART OF AN ONLINE BIDDING EVENT; PLEASE VISIT AUCTION. COM TO PLACE BIDS. INSPECTIONS OF THIS PROPERTY AND CONTACT WITH THE OCCUPANTS ARE STRICTLY PROHIBITED. PROPERTY IS SOLD "AS IS" AND NO FOR SALE SIGN IS ALLOWED.

Key facts

• 8,276 sq ft lot
• Built 1900
• Listed 22 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Lot dimensions approximately 59 x 141; Lot area about 0.19 acres

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom; 1 one-quarter bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Basement present; Central air

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $49 ($591/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 $121k (10.5% below list).
• Recommended offer: $121k (10.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#533 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools A-; Watch: crime C-, health & safety C-, amenities F.
• Mount Pleasant Community School District (town): math 63% / reading 66% proficiency, ranked #207 of 289 in IA (top 72%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 30 units permitted in Henry County in 2024 (8 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($933 loan paydown + $5k appreciation (4.0% local appreciation)).
• Henry County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $36k; list at $135k implies a 276% 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 $120,858 (10.5% below list)

Questions for the listing agent

1. Built in 1900 — 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 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?
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: 0.90% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.56%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $121,326
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 S Maple St	0.00mi	3/1.5	1,662 (0%)	21mo	$35,900	$22	83
200 N Main St	0.14mi	3/2.0	1,848 (+11%)	12mo	$135,000	$73	63

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.71×
• Total profit: $26,872
• Equity at exit: $68,650

10-year hold

• IRR: 13.3%
• Equity multiple: 3.18×
• Total profit: $82,455
• Equity at exit: $112,445

Cash invested: $37,800 (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 52649

• Home prices YoY: 3.6%
• Active inventory: 5
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$141 /mo · $1,696/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $49

Break-even live

Break-even rent $1,146

Max offer price $135,000

Occupancy floor 91%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $135,000 Active 23 DOM
2. 2026-06-17
   days on market $135,000 Active 22 DOM
3. 2026-06-16
   days on market $135,000 Active 21 DOM
4. 2026-06-15
   days on market $135,000 Active 20 DOM
5. 2026-06-13
   days on market $135,000 Active 18 DOM
6. 2026-06-12
   days on market $135,000 Active 17 DOM
7. 2026-06-09
   days on market $135,000 Active 14 DOM
8. 2026-06-08
   days on market $135,000 Active 13 DOM
9. 2026-06-07
   days on market $135,000 Active 12 DOM
10. 2026-06-07
    days on market $135,000 Active 11 DOM
11. 2026-06-04
    days on market $135,000 Active 8 DOM
12. 2026-06-02
    days on market $135,000 Active 7 DOM
13. 2026-06-01
    days on market $135,000 Active 6 DOM
14. 2026-05-31
    days on market $135,000 Active 5 DOM
15. 2026-05-31
    days on market $135,000 Active 4 DOM
16. 2026-05-27
    listed $135,000 Active
17. 2024-09-27
    soldstatus $35,900 Closed 314-char remark

    Show marketing remark (314 chars)

    THE LIST PRICE IS NOT INDICATIVE OF THE SELLER'S FINAL RESERVE AMOUNT. THIS PROPERTY IS PART OF AN ONLINE BIDDING EVENT; PLEASE VISIT AUCTION. COM TO PLACE BIDS. INSPECTIONS OF THIS PROPERTY AND CONTACT WITH THE OCCUPANTS ARE STRICTLY PROHIBITED. PROPERTY IS SOLD "AS IS" AND NO FOR SALE SIGN IS ALLOWED.

18. 2024-08-26
    status Pending 314-char remark

    Show marketing remark (314 chars)

    THE LIST PRICE IS NOT INDICATIVE OF THE SELLER'S FINAL RESERVE AMOUNT. THIS PROPERTY IS PART OF AN ONLINE BIDDING EVENT; PLEASE VISIT AUCTION. COM TO PLACE BIDS. INSPECTIONS OF THIS PROPERTY AND CONTACT WITH THE OCCUPANTS ARE STRICTLY PROHIBITED. PROPERTY IS SOLD "AS IS" AND NO FOR SALE SIGN IS ALLOWED.

19. 2024-07-29
    listed $1 Active 314-char remark

    Show marketing remark (314 chars)

    THE LIST PRICE IS NOT INDICATIVE OF THE SELLER'S FINAL RESERVE AMOUNT. THIS PROPERTY IS PART OF AN ONLINE BIDDING EVENT; PLEASE VISIT AUCTION. COM TO PLACE BIDS. INSPECTIONS OF THIS PROPERTY AND CONTACT WITH THE OCCUPANTS ARE STRICTLY PROHIBITED. PROPERTY IS SOLD "AS IS" AND NO FOR SALE SIGN IS ALLOWED.

20. 2019-08-08
    soldstatus $77,000
21. 2019-08-07
    soldstatus $77,000 267-char remark

    Show marketing remark (267 chars)

    A Darling must see 3 Bd 1 1/4 bath. Completely remodeled. Has a bright sun room with wood burning stove that keeps the house toasty warm in the winter. Open floor plan with 1rst floor laundry. Sliding doors waiting for a deck to be built right off the Master bedroom.

22. 2019-05-06
    listed $80,000 267-char remark

    Show marketing remark (267 chars)

    A Darling must see 3 Bd 1 1/4 bath. Completely remodeled. Has a bright sun room with wood burning stove that keeps the house toasty warm in the winter. Open floor plan with 1rst floor laundry. Sliding doors waiting for a deck to be built right off the Master bedroom.

23. 2007-10-03
    soldstatus $49,500

ⓘ 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: $1,696 · $141/mo
• Projected year-2 tax: $1,908 · $159/mo
• Expected delta: +$212/yr (+$18/mo · 12.5%)

ⓘ 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 ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,503
• − Mortgage interest: −$7,562
• − Property taxes: −$1,696
• − Insurance: −$675
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$3,927
• Taxable loss: −$1,678
• Est. tax savings @ 24.0%: +$403
• After-tax cash flow: $994/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: Mount Pleasant Community School District
• NCES district ID: 1919890
• Math proficiency: 63% ▼ -5.00%
• Reading proficiency: 66% ▬ 0.00%
• Median HH income: $46,805
• Composite: 54.49/100
• National rank: #1348
• State rank: #207 of 289 in IA

Livability — Salem

• Score: 66/100
• State rank: #533
• US rank: #11886

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salem, IA
• Population (ZIP): 845

Population outlook (Henry County) Hauer SSP2

• Today (2025): 19,583 people
• By 2030: 19,271 · -1.6%
• By 2040: 18,505 · -5.5%
• By 2050: 17,796 · -9.1%
• By 2075: 16,821 · -14.1%
• By 2100: 15,549 · -20.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 9% Hispanic / Latino 3% Asian 1%
• Common ancestry: Italian 3% Slovak 3% Scottish 2%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+36.0) · D 31.3% · R 67.3% · Other 1.5%
• 2008→2024 swing: -30.9pp toward R · 2008: -5.0pp · 2024: -36.0pp
• All cycles: 2024: R+36.0 2020: R+32.4 2016: R+30.9 2012: R+6.0 2008: R+5.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.03%
• Current HPI: 114.9294
• 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

+172.7% since first listed

8 events — show timeline

• 2026-05-27 Listed $135,000 IAR
• 2024-09-27 Sold (MLS) $35,900 IAR
• 2024-08-26 Pending — IAR
• 2024-07-29 Listed $1 IAR
• 2019-08-08 Sold (Public Records) $77,000 Public Records
• 2019-08-07 Sold (MLS) $77,000 IAR
• 2019-05-06 Listed $80,000 IAR
• 2007-10-03 Sold (Public Records) $49,500 Public Records

Property tax history

+8.9%/yr

Latest (2025): $1,696 · +4.0% YoY. Source: county tax records.