210 S State St · Terril, IA 51364

$78,000

3 bd · 2.0 ba · 1,872 sqft · SingleFamily public records · 33 Days on market

Built 1937 0.32 ac lot $42/sqft · 40% below area Est $105k · 26% under

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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

Great opportunity for first time home buyers or investors with this 3 bed 2 bath home. The house sits on a large corner lot, with a single stall garage as well as an additional shop/building.

Key facts

• Sizable kitchen
• Large corner lot
• 0.32 acre lot

Tags

• LARGE CORNER LOT
• SIZABLE KITCHEN
• ADDITIONAL SHOP BUILDING

Property features AI

Exterior

• Parking: Attached concrete garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Asphalt roof; Built on partial basement
• Exterior features: Corner lot; Publicly maintained road

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Natural gas forced-air heating; Central air conditioning; Ceiling fans
• Interior features: Dishwasher; Gas water heater; Unfinished partial basement with crawl space and sump pump
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $76k (3.0% 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 ($539 loan paydown + $2k 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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 $65k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,660 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — 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. 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.
5. 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.
6. 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: 1.57% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.50%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (median comp): $105,203
• List price: $78,000
• Delta: -25.86%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 28.1%
• Equity multiple: 2.53×
• Total profit: $33,439
• Equity at exit: $31,645

10-year hold

• IRR: 29.4%
• Equity multiple: 4.89×
• Total profit: $85,033
• Equity at exit: $46,256

Cash invested: $21,840 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,223 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$97 /mo · $1,162/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $428

Break-even live

Break-even rent $681

Max offer price $78,000

Occupancy floor 60%

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-17
   status $78,000 Pending 33 DOM
2. 2026-06-16
   days on market $78,000 Active Under Contract 33 DOM
3. 2026-06-15
   days on market $78,000 Active Under Contract 32 DOM
4. 2026-06-13
   days on market $78,000 Active Under Contract 30 DOM
5. 2026-06-12
   days on market $78,000 Active Under Contract 29 DOM
6. 2026-06-09
   days on market $78,000 Active Under Contract 26 DOM
7. 2026-06-08
   days on market $78,000 Active Under Contract 25 DOM
8. 2026-06-07
   days on market $78,000 Active Under Contract 24 DOM
9. 2026-06-07
   days on market $78,000 Active Under Contract 23 DOM
10. 2026-06-04
    days on market $78,000 Active Under Contract 20 DOM
11. 2026-06-02
    days on market $78,000 Active Under Contract 19 DOM
12. 2026-06-01
    days on market $78,000 Active Under Contract 18 DOM
13. 2026-05-31
    days on market $78,000 Active Under Contract 17 DOM
14. 2026-05-31
    days on market $78,000 Active Under Contract 16 DOM
15. 2026-05-13
    listed $78,000 Active 773-char remark
16. 2022-07-20
    soldstatus $65,000 191-char remark

    Show marketing remark (191 chars)

    Great opportunity for first time home buyers or investors with this 3 bed 2 bath home. The house sits on a large corner lot, with a single stall garage as well as an additional shop/building.

17. 2022-07-20
    soldstatus $65,000

    Show marketing remark (191 chars)

    Great opportunity for first time home buyers or investors with this 3 bed 2 bath home. The house sits on a large corner lot, with a single stall garage as well as an additional shop/building.

18. 2022-06-25
    listed $69,000 191-char remark

    Show marketing remark (191 chars)

    Great opportunity for first time home buyers or investors with this 3 bed 2 bath home. The house sits on a large corner lot, with a single stall garage as well as an additional shop/building.

ⓘ 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: $1,162 · $97/mo
• Projected year-2 tax: $1,193 · $99/mo
• Expected delta: +$31/yr (+$3/mo · 2.7%)

ⓘ 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: $14,676
• − Mortgage interest: −$4,369
• − Property taxes: −$1,162
• − Insurance: −$390
• − Repairs & maintenance: −$1,174
• − Management: −$1,174
• − Depreciation: −$2,269
• Taxable income: $4,137
• Est. tax owed @ 24.0%: −$993
• After-tax cash flow: $4,140/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

+13.0% since first listed

6 events — show timeline

• 2026-06-16 Pending — Iowa Great Lakes BOR
• 2026-05-29 Contingent — Iowa Great Lakes BOR
• 2026-05-13 Listed $78,000 Iowa Great Lakes BOR
• 2022-07-20 Sold (Public Records) $65,000 Public Records
• 2022-07-20 Sold (MLS) $65,000 Iowa Great Lakes BOR
• 2022-06-25 Listed $69,000 Iowa Great Lakes BOR

Property tax history

+2.0%/yr

Latest (2025): $1,162 · +1.4% YoY. Source: county tax records.