410 Taylor Ave Ave · Terril, IA 51364

$59,750

3 bd · 1.0 ba · 1,568 sqft · SingleFamily public records · 90 Days on market

Built 1900 0.48 ac lot $38/sqft · 43% below area Est $105k · 43% under ↓ 8% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.1/10.0
• Schools +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable opportunity to enjoy small-town living! This open-concept home offers character and the potential to make it your own. Recent updates include a newer furnace (5 years), hot water heater (2 years), and roof (3 years). Located in a peaceful community with a spacious yard, it’s a great option for first-time buyers, those looking for extra space, or investors.

Key facts

• Open-concept home
• Spacious yard
• Newer furnace

Tags

• OPEN-CONCEPT HOME
• NEWER FURNACE
• HOT WATER HEATER
• NEW ROOF
• SPACIOUS YARD
• PEACEFUL COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#632 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D+, amenities F.
• Graettinger-Terril Community School District (rural): math 57% / reading 66% proficiency, ranked #235 of 289 in IA (top 81%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 2 active listings in the ZIP; 295 units permitted in Dickinson County in 2024 (16 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($414 loan paydown + $1k appreciation (2.2% local appreciation)).
• Dickinson County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (8%) 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 $56,165 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.97% ✓
• Cap rate: 17.39%
• Cash-on-cash: 39.62%
• DSCR: 2.76
• GRM: 4.2

CMA / ARV

• ARV (median comp): $105,203
• List price: $59,750
• Delta: -43.20%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 S 1st St	0.27mi	2/1.0 (-1)	1,332 (-15%)	7mo	$171,000	$128	52

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

Projected returns pro-forma

2.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 43.9%
• Equity multiple: 3.39×
• Total profit: $39,908
• Equity at exit: $24,241

10-year hold

• IRR: 44.5%
• Equity multiple: 6.73×
• Total profit: $95,941
• Equity at exit: $35,433

Cash invested: $16,730 (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 51364

• Home prices YoY: 1.0%
• Active inventory: 2
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,179 medium
• Mortgage (P&I): −$313
• Tax from tax record: −$41 /mo · $492/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $552

Break-even live

Break-even rent $480

Max offer price $59,750

Occupancy floor 48%

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: $14,938
• Closing costs: $1,792
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $59,750 Active 90 DOM
2. 2026-06-17
   days on market $59,750 Active 89 DOM
3. 2026-06-16
   days on market $59,750 Active 88 DOM
4. 2026-06-15
   days on market $59,750 Active 87 DOM
5. 2026-06-13
   days on market $59,750 Active 85 DOM
6. 2026-06-12
   days on market $59,750 Active 84 DOM
7. 2026-06-09
   days on market $59,750 Active 81 DOM
8. 2026-06-08
   days on market $59,750 Active 80 DOM
9. 2026-06-07
   days on market $59,750 Active 79 DOM
10. 2026-06-07
    days on market $59,750 Active 78 DOM
11. 2026-06-04
    days on market $59,750 Active 75 DOM
12. 2026-06-02
    days on market $59,750 Active 74 DOM
13. 2026-06-01
    days on market $59,750 Active 73 DOM
14. 2026-05-31
    days on market $59,750 Active 72 DOM
15. 2026-05-31
    days on market $59,750 Active 71 DOM
16. 2026-05-13
    price $59,750 375-char remark

    Show marketing remark (375 chars)

    Affordable opportunity to enjoy small-town living! This open-concept home offers character and the potential to make it your own. Recent updates include a newer furnace (5 years), hot water heater (2 years), and roof (3 years). Located in a peaceful community with a spacious yard, it’s a great option for first-time buyers, those looking for extra space, or investors.

17. 2026-04-23
    price $62,000 375-char remark

    Show marketing remark (375 chars)

    Affordable opportunity to enjoy small-town living! This open-concept home offers character and the potential to make it your own. Recent updates include a newer furnace (5 years), hot water heater (2 years), and roof (3 years). Located in a peaceful community with a spacious yard, it’s a great option for first-time buyers, those looking for extra space, or investors.

18. 2026-03-20
    listed $65,000 Active 375-char remark

    Show marketing remark (375 chars)

    Affordable opportunity to enjoy small-town living! This open-concept home offers character and the potential to make it your own. Recent updates include a newer furnace (5 years), hot water heater (2 years), and roof (3 years). Located in a peaceful community with a spacious yard, it’s a great option for first-time buyers, those looking for extra space, or investors.

19. 2026-03-17
    listed $65,000 Active 132-char remark

    Show marketing remark (132 chars)

    3 bedroom, full bathroom. New roof. Near new high efficiency furnace, w/ heater, w/ d, .. dishwasher, and sits on 1/4 block of land.

ⓘ 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: $492 · $41/mo
• Projected year-2 tax: $715 · $60/mo
• Expected delta: +$223/yr (+$19/mo · 45.3%)

ⓘ 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: $14,151
• − Mortgage interest: −$3,347
• − Property taxes: −$492
• − Insurance: −$299
• − Repairs & maintenance: −$1,132
• − Management: −$1,132
• − Depreciation: −$1,738
• Taxable income: $6,011
• Est. tax owed @ 24.0%: −$1,443
• After-tax cash flow: $5,186/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: Graettinger-Terril Community School District
• NCES district ID: 1912810
• Math proficiency: 57% ▲ 12.00%
• Reading proficiency: 66% ▲ 16.00%
• Median HH income: $46,978
• Composite: 52.0/100
• National rank: #1639
• State rank: #235 of 289 in IA

Livability — Terril

• Score: 64/100
• State rank: #632
• US rank: #14688

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terril, IA
• Population (ZIP): 855

Population outlook (Dickinson County) Hauer SSP2

• Today (2025): 18,133 people
• By 2030: 18,610 · +2.6%
• By 2040: 19,456 · +7.3%
• By 2050: 20,307 · +12.0%
• By 2075: 23,155 · +27.7%
• By 2100: 24,449 · +34.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Portuguese 16% Iranian 3% Romanian 1%

Political lean MEDSL · Dickinson

• 2024 margin: Solid R (+40.0) · D 29.5% · R 69.5% · Other 1.1%
• 2008→2024 swing: -34.6pp toward R · 2008: -5.4pp · 2024: -40.0pp
• All cycles: 2024: R+40.0 2020: R+33.6 2016: R+36.0 2012: R+18.0 2008: R+5.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.21%
• Current HPI: 228.0954
• 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

-8.1% since first listed

4 events — show timeline

• 2026-05-13 Price Changed $59,750 Iowa Great Lakes BOR
• 2026-04-23 Price Changed $62,000 Iowa Great Lakes BOR
• 2026-03-20 Listed $65,000 Iowa Great Lakes BOR
• 2026-03-17 Listed $65,000 ForSaleByOwner.com

Property tax history

-2.1%/yr

Latest (2025): $492 · +1.7% YoY. Source: county tax records.