403 Maple St · Mondamin, IA 51557

$85,000

3 bd · 1.0 ba · 1,261 sqft · SingleFamily public records · 297 Days on market

Built 1900 8,100 sqft lot Est $105k · 19% under ↓ 22% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Schools +5.3/10.0
• Appreciation +5.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Home Inspection recently completed. Repairs and upgrades in progress! Comfy older home in quiet small town. Three bedrooms, one bathroom, large country kitchen. Newer roof, permanent siding, stove and refrigerator stay. Easy to heat and cool. Covered patio, one block from K-12 school, 35 minutes to downtown Omaha.

Key facts

• Newer roof
• Covered patio
• Permanent siding

Tags

• LARGE COUNTRY KITCHEN
• NEWER ROOF
• PERMANENT SIDING
• COVERED PATIO
• ONE BLOCK FROM K-12 SCHOOL

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Off-street parking
• Security: Smoke detectors
• Utilities: Electricity available; Public sewer
• Home design: Single family residence; 2 stories; Frame construction
• Construction: Composition roof
• Exterior features: Covered porch; Fenced yard; Wooded lot; Waterfront lot; Concrete road access; Storage and other outbuildings

Interior

• Heating & cooling: Central air; Electric cooling; Ceiling fan(s); Forced air heating; Natural gas heating; Propane heating
• Interior features: Ceiling fans; Eat-in kitchen
• Laundry & utility: Washer hookup on main level; Electric dryer hookup on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $344 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#504 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• West Harrison Community School District (rural): math 55% / reading 65% proficiency, ranked #281 of 330 in IA (top 85%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: West Harrison Elementary (math 54% / reading 54%, grade C, #462 of 616 statewide, top 79%, 161 students, 55% FRL); West Harrison Middle School/High School (math 57% / reading 62%, grade C+, #263 of 336 statewide, top 81%, 148 students, 43% FRL) — zoned schools average 49% FRL vs 32% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 9 active listings in the ZIP; 41 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $556 of equity ($588 loan paydown + $-32 appreciation (-0.0% local appreciation)).
• Harrison County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 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 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. 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: 1.38% ✓
• Cap rate: 11.15%
• Cash-on-cash: 17.35%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $104,663
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Cedar St	0.16mi	3/1.0	1,300 (+3%)	3mo	$40,000	$31	85
203 N Clark St	0.09mi	3/2.0	1,440 (+14%)	17mo	$192,000	$133	54
505 N Main Street St	0.43mi	2/2.0 (-1)	1,440 (+14%)	21mo	$119,000	$83	30

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

Projected returns pro-forma

-0.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.9%
• Equity multiple: 1.81×
• Total profit: $19,291
• Equity at exit: $24,521

10-year hold

• IRR: 21.4%
• Equity multiple: 3.36×
• Total profit: $56,058
• Equity at exit: $29,348

Cash invested: $23,800 (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 51557

• Home prices YoY: -0.0%
• Active inventory: 9
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$102 /mo · $1,227/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $344

Break-even live

Break-even rent $739

Max offer price $85,000

Occupancy floor 66%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $85,000 Active 297 DOM
2. 2026-06-17
   days on market $85,000 Active 296 DOM
3. 2026-06-16
   days on market $85,000 Active 295 DOM
4. 2026-06-15
   days on market $85,000 Active 294 DOM
5. 2026-06-13
   days on market $85,000 Active 292 DOM
6. 2026-06-12
   days on market $85,000 Active 291 DOM
7. 2026-06-09
   days on market $85,000 Active 288 DOM
8. 2026-06-08
   days on market $85,000 Active 287 DOM
9. 2026-06-07
   days on market $85,000 Active 286 DOM
10. 2026-06-07
    days on market $85,000 Active 285 DOM
11. 2026-06-04
    days on market $85,000 Active 282 DOM
12. 2026-06-02
    days on market $85,000 Active 281 DOM
13. 2026-06-01
    days on market $85,000 Active 280 DOM
14. 2026-05-31
    days on market $85,000 Active 279 DOM
15. 2026-05-31
    days on market $85,000 Active 278 DOM
16. 2026-05-21
    status Active
17. 2026-04-27
    historical Active Under Contract
18. 2026-03-06
    price $85,000
19. 2026-01-12
    price $94,900
20. 2025-10-31
    price $99,000
21. 2025-08-25
    listed $109,000 Active

ⓘ 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: $1,227 · $102/mo
• Projected year-2 tax: $1,281 · $107/mo
• Expected delta: +$54/yr (+$4/mo · 4.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 17% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°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: $14,088
• − Mortgage interest: −$4,761
• − Property taxes: −$1,227
• − Insurance: −$425
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$2,473
• Taxable income: $2,948
• Est. tax owed @ 24.0%: −$708
• After-tax cash flow: $3,421/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: West Harrison Community School District
• NCES district ID: 1930960
• Math proficiency: 55% ▼ -15.00%
• Reading proficiency: 65% ▼ -10.00%
• Median HH income: $49,566
• Composite: 52.63/100
• National rank: #3352
• State rank: #281 of 330 in IA

Livability — Mondamin

• Score: 66/100
• State rank: #504
• US rank: #11232

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mondamin, IA
• Population (ZIP): 788

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 13,193 people
• By 2030: 12,519 · -5.1%
• By 2040: 11,134 · -15.6%
• By 2050: 9,749 · -26.1%
• By 2075: 7,254 · -45.0%
• By 2100: 5,298 · -59.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 6% Two or more races 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 8% Iranian 3% Portuguese 3%
• Foreign-born: 0%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+41.8) · D 28.3% · R 70.1% · Other 1.6%
• 2008→2024 swing: -37.2pp toward R · 2008: -4.7pp · 2024: -41.8pp
• All cycles: 2024: R+41.8 2020: R+38.4 2016: R+37.5 2012: R+12.7 2008: R+4.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ -0.04%
• Current HPI: 152.6663
• 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

-22.0% since first listed

6 events — show timeline

• 2026-05-21 Relisted — SWIAR
• 2026-04-27 Contingent — SWIAR
• 2026-03-06 Price Changed $85,000 SWIAR
• 2026-01-12 Price Changed $94,900 SWIAR
• 2025-10-31 Price Changed $99,000 SWIAR
• 2025-08-25 Listed $109,000 SWIAR

Property tax history

+8.8%/yr

Latest (2025): $1,227 · +7.6% YoY. Source: county tax records.