209 Blaine St · Ledyard, IA 50556

$139,369

4 bd · 1.0 ba · 1,878 sqft · SingleFamily public records · 31 Days on market

Built 1900 10,454 sqft lot

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Why this score? — see what drove the C 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 +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Schools +6.0/10.0
• Appreciation +5.9/10.0
• 1% rule +4.1/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Discover the kind of home that simply makes life easier. Located in the quiet community of Ledyard, this 4-bedroom 1 bath home offers comfort, flexibility, and the affordability that’s becoming harder to find. With 2 bedrooms on the main floor and 2 upstairs, the layout works beautifully for multi-generational living, guests, remote work, or growing families. The main level allows for everyday living without the need for stairs, making it ideal for long-term comfort and convenience. Inside, you’ll find hardwood floors, updated appliances, and a warm, functional layout with plenty of space to make your own. High-speed fiber optic internet keeps you connected whether you work fro

Key facts

• Attached garage
• Practical upgrades
• Detached garage

Tags

• ATTACHED GARAGE
• DETACHED GARAGE
• PRACTICAL UPGRADES

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories
• Construction: Wood siding
• Exterior features: Lot approximately 0.24 acres (70 x 150)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/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 $127k (9.1% below list).
• Recommended offer: $127k (9.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#521 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• North Kossuth Community School District (rural): math 66% / reading 77% proficiency, ranked #138 of 289 in IA (top 48%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 2 active listings in the ZIP; 15 units permitted in Kossuth County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($964 loan paydown + $3k appreciation (1.8% local appreciation)).
• Kossuth County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $34k; list at $139k implies a 304% 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 $126,686 (9.1% below list)

Questions for the listing agent

1. It's been on market 31 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.91% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.61%
• DSCR: 1.25
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.51×
• Total profit: $19,890
• Equity at exit: $53,687

10-year hold

• IRR: 12.7%
• Equity multiple: 2.68×
• Total profit: $65,481
• Equity at exit: $76,336

Cash invested: $39,023 (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 50556

• Home prices YoY: 1.6%
• Active inventory: 2
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,267 medium
• Mortgage (P&I): −$731
• Tax from tax record: −$30 /mo · $355/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $182

Break-even live

Break-even rent $1,036

Max offer price $139,369

Occupancy floor 81%

Sensitivity live

Price	-10% $261	-5% $222	+0% $182	+5% $143	+10% $103
Rent	-10% $82	-5% $132	+0% $182	+5% $232	+10% $282
Rate	-1.0pp $252	-0.5pp $218	base $182	+0.5pp $146	+1.0pp $109

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: $34,842
• Closing costs: $4,181
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $139,369 Active 31 DOM
2. 2026-06-18
   days on market $139,369 Active 29 DOM
3. 2026-06-17
   days on market $139,369 Active 28 DOM
4. 2026-06-16
   days on market $139,369 Active 27 DOM
5. 2026-06-15
   days on market $139,369 Active 26 DOM
6. 2026-06-13
   days on market $139,369 Active 24 DOM
7. 2026-06-12
   days on market $139,369 Active 23 DOM
8. 2026-06-09
   days on market $139,369 Active 20 DOM
9. 2026-06-08
   days on market $139,369 Active 19 DOM
10. 2026-06-07
    days on market $139,369 Active 18 DOM
11. 2026-06-05
    days on market $139,369 Active 16 DOM
12. 2026-06-04
    days on market $139,369 Active 14 DOM
13. 2026-06-02
    days on market $139,369 Active 13 DOM
14. 2026-06-01
    days on market $139,369 Active 12 DOM
15. 2026-05-31
    days on market $139,369 Active 11 DOM
16. 2026-05-31
    days on market $139,369 Active 10 DOM
17. 2026-05-20
    listed $139,369 Active
18. 2025-09-03
    price $139,900
19. 2025-07-04
    price $151,900
20. 2025-06-12
    listed $164,900 Active
21. 2024-07-21
    listed $148,000 Active
22. 2024-05-18
    listed $150,000 Active
23. 2021-06-25
    soldstatus $34,500
24. 2021-06-25
    soldstatus $34,500
25. 2021-04-03
    listed $34,500
26. 2008-05-07
    soldstatus $36,000

ⓘ 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: $355 · $30/mo
• Projected year-2 tax: $1,272 · $106/mo
• Expected delta: +$917/yr (+$76/mo · 258.2%)

ⓘ 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 2/10 Low 7 d/yr ≥99°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: $15,202
• − Mortgage interest: −$7,807
• − Property taxes: −$355
• − Insurance: −$697
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$4,054
• Taxable loss: −$143
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $2,222/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: North Kossuth Community School District
• NCES district ID: 1920830
• Math proficiency: 66% ▼ -2.00%
• Reading proficiency: 77% ▲ 19.00%
• Median HH income: $41,282
• Composite: 59.74/100
• National rank: #901
• State rank: #138 of 289 in IA

Livability — Ledyard

• Score: 66/100
• State rank: #521
• US rank: #11689

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: Ledyard, IA
• Population (ZIP): 156

Population outlook (Kossuth County) Hauer SSP2

• Today (2025): 14,667 people
• By 2030: 14,445 · -1.5%
• By 2040: 14,093 · -3.9%
• By 2050: 13,825 · -5.7%
• By 2075: 14,039 · -4.3%
• By 2100: 13,662 · -6.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Asian 7% Two or more races 4%
• Common ancestry: Portuguese 8% Lithuanian 4% Polish 3%
• Foreign-born: 7% · South Korea
• Languages at home: 96% English-only · Tagalog/Filipino 3% French/Haitian/Cajun 1%

Political lean MEDSL · Kossuth

• 2024 margin: Solid R (+44.2) · D 27.3% · R 71.4% · Other 1.3%
• 2008→2024 swing: -47.4pp toward R · 2008: 3.2pp · 2024: -44.2pp
• All cycles: 2024: R+44.2 2020: R+39.4 2016: R+36.5 2012: R+12.3 2008: D+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.83%
• Current HPI: 117.2029
• 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

+287.1% since first listed

10 events — show timeline

• 2026-05-20 Listed $139,369 IAR
• 2025-09-03 Price Changed $139,900 IAR
• 2025-07-04 Price Changed $151,900 IAR
• 2025-06-12 Listed $164,900 IAR
• 2024-07-21 Listed $148,000 IAR
• 2024-05-18 Listed $150,000 IAR
• 2021-06-25 Sold (Public Records) $34,500 Public Records
• 2021-06-25 Sold (MLS) $34,500 IAR
• 2021-04-03 Listed $34,500 IAR
• 2008-05-07 Sold (Public Records) $36,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $355 · +16.0% YoY. Source: county tax records.