514 Prairie Ave · Stanton, IA 51573

$55,000

4 bd · 1.0 ba · 1,139 sqft · SingleFamily public records · 106 Days on market

Built 1900 7,200 sqft lot $48/sqft · 70% below area ↓ 8% since listing

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +7.0/10.0
• Appreciation +5.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home needs some upgrades. Large shed at rear. # good sized bedrooms. Formal dining or 4th bedroom. Natural woodwork.

Key facts

• Natural woodwork
• Walking trail
• Off street parking

Tags

• NATURAL WOODWORK
• WALKING TRAIL
• LARGE SHED
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#252 in IA, #4,870 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Stanton Community School District (rural): math 85% / reading 75% proficiency, ranked #39 of 330 in IA (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 5 active listings in the ZIP; 13 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($380 loan paydown + $767 appreciation (1.4% local appreciation)).
• Montgomery County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.4% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (15%) 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 $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 2.04% ✓
• Cap rate: 18.43%
• Cash-on-cash: 43.34%
• DSCR: 2.93
• GRM: 4.1

CMA / ARV

• ARV (median comp): $183,500
• List price: $55,000
• Delta: -70.03%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
507 Prairie Ave	0.03mi	3/1.5 (-1)	1,246 (+9%)	18mo	$62,000	$50	61

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

Projected returns pro-forma

1.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.5%
• Equity multiple: 3.44×
• Total profit: $37,513
• Equity at exit: $19,916

10-year hold

• IRR: 47.8%
• Equity multiple: 6.84×
• Total profit: $89,897
• Equity at exit: $27,371

Cash invested: $15,400 (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 51573

• Home prices YoY: 0.7%
• Active inventory: 5
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$19 /mo · $228/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $556

Break-even live

Break-even rent $418

Max offer price $55,000

Occupancy floor 45%

Sensitivity live

Price	-10% $587	-5% $572	+0% $556	+5% $541	+10% $525
Rent	-10% $468	-5% $512	+0% $556	+5% $601	+10% $645
Rate	-1.0pp $584	-0.5pp $570	base $556	+0.5pp $542	+1.0pp $527

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $55,000 Active 106 DOM
2. 2026-06-18
   days on market $55,000 Active 104 DOM
3. 2026-06-17
   days on market $55,000 Active 103 DOM
4. 2026-06-16
   days on market $55,000 Active 102 DOM
5. 2026-06-15
   days on market $55,000 Active 101 DOM
6. 2026-06-13
   days on market $55,000 Active 99 DOM
7. 2026-06-12
   days on market $55,000 Active 98 DOM
8. 2026-06-09
   days on market $55,000 Active 95 DOM
9. 2026-06-08
   days on market $55,000 Active 94 DOM
10. 2026-06-07
    days on market $55,000 Active 93 DOM
11. 2026-06-05
    days on market $55,000 Active 91 DOM
12. 2026-06-04
    days on market $55,000 Active 89 DOM
13. 2026-06-02
    days on market $55,000 Active 88 DOM
14. 2026-06-01
    days on market $55,000 Active 87 DOM
15. 2026-05-31
    days on market $55,000 Active 86 DOM
16. 2026-05-31
    days on market $55,000 Active 85 DOM
17. 2026-03-24
    price $60,000 116-char remark

    Show marketing remark (196 chars)

    3 Bedroom home with natural woodwork. Good size bedrooms. Nice yard located near walking trail, schools and downtown. Needs some updating. Large shed at rear of yard. Off street parking off alley.

18. 2026-03-24
    price $60,000 196-char remark

    Show marketing remark (196 chars)

    3 Bedroom home with natural woodwork. Good size bedrooms. Nice yard located near walking trail, schools and downtown. Needs some updating. Large shed at rear of yard. Off street parking off alley.

19. 2026-03-09
    listed $65,000 Active 116-char remark

    Show marketing remark (116 chars)

    Home needs some upgrades. Large shed at rear. # good sized bedrooms. Formal dining or 4th bedroom. Natural woodwork.

20. 2026-03-06
    listed $65,000 Active 196-char remark

    Show marketing remark (196 chars)

    3 Bedroom home with natural woodwork. Good size bedrooms. Nice yard located near walking trail, schools and downtown. Needs some updating. Large shed at rear of yard. Off street parking off alley.

ⓘ 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: $228 · $19/mo
• Projected year-2 tax: $546 · $45/mo
• Expected delta: +$318/yr (+$26/mo · 139.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,467
• − Mortgage interest: −$3,081
• − Property taxes: −$228
• − Insurance: −$275
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$1,600
• Taxable income: $6,128
• Est. tax owed @ 24.0%: −$1,471
• After-tax cash flow: $5,204/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: Stanton Community School District
• NCES district ID: 1927240
• Math proficiency: 85% ▬ 0.00%
• Reading proficiency: 75% ▼ -15.00%
• Median HH income: $62,836
• Composite: 69.69/100
• National rank: #593
• State rank: #39 of 330 in IA

Livability — Stanton

• Score: 74/100
• State rank: #252
• US rank: #4870

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanton, IA
• City population: 1,069
• Population (ZIP): 1,069

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 9,518 people
• By 2030: 9,116 · -4.2%
• By 2040: 8,303 · -12.8%
• By 2050: 7,595 · -20.2%
• By 2075: 6,568 · -31.0%
• By 2100: 5,800 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 3% Portuguese 3% Iranian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+39.1) · D 29.8% · R 68.9% · Other 1.3%
• 2008→2024 swing: -28.5pp toward R · 2008: -10.6pp · 2024: -39.1pp
• All cycles: 2024: R+39.1 2020: R+39.0 2016: R+42.4 2012: R+21.6 2008: R+10.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.40%
• Current HPI: 193.9411
• 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

-7.7% since first listed

4 events — show timeline

• 2026-03-24 Price Changed $60,000 IAR
• 2026-03-24 Price Changed $60,000 SWIAR
• 2026-03-09 Listed $65,000 IAR
• 2026-03-06 Listed $65,000 SWIAR

Property tax history

+3.0%/yr

Latest (2023): $228 · +4.6% YoY. Source: county tax records.