205 E Market St · Laurel, IA 50141

$99,000

2 bd · 1.0 ba · 936 sqft · SingleFamily public records · 92 Days on market

Built 1921 0.26 ac lot $106/sqft · at area comps Est $101k · at est.

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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 +18.3/30.0
• ARV discount +8.5/15.0
• Appreciation +6.7/10.0
• Schools +5.8/10.0
• DSCR +5.7/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Here's your chance to own in Laurel! This property has endless potential. Located on a corner lot, this 2 bedroom, 1 bathroom home offers a large yard for your enjoyment AND an oversized 2 car detached garage with plenty of room for projects! Inside you will find a spacious living area complete with a skylight, let that natural light brighten up your space, hardwood floors, a charming entrance, and so much more. This home checks alot of boxes, and is ready for showing! Call today! This property is being listed as 'As Is'.

Key facts

• Spacious living area
• Large yard
• Skylight

Tags

• CORNER LOT
• LARGE YARD
• OVERSIZED DETACHED GARAGE
• SPACIOUS LIVING AREA
• SKYLIGHT
• HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/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 $88k (10.7% below list).
• Recommended offer: $88k (10.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#549 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: employment D, amenities F, commute F.
• East Marshall Community School District (rural): math 63% / reading 73% proficiency, ranked #165 of 289 in IA (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 35 units permitted in Marshall County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($684 loan paydown + $3k appreciation (3.4% local appreciation)).
• Marshall County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $99k implies a 408% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,418 (10.7% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — 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: 0.89% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.91%
• DSCR: 1.17
• GRM: 9.3

CMA / ARV

• ARV (median comp): $101,175
• List price: $99,000
• Delta: -2.15%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 Toedt St	0.28mi	2/1.0	1,028 (+10%)	8mo	$159,900	$156	64

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

Projected returns pro-forma

3.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.2%
• Equity multiple: 1.71×
• Total profit: $19,728
• Equity at exit: $46,724

10-year hold

• IRR: 14.0%
• Equity multiple: 3.15×
• Total profit: $59,597
• Equity at exit: $73,774

Cash invested: $27,720 (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 50141

• Home prices YoY: 3.1%
• Active inventory: 3
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $884 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$48 /mo · $572/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $90

Break-even live

Break-even rent $770

Max offer price $99,000

Occupancy floor 85%

Sensitivity live

Price	-10% $146	-5% $118	+0% $90	+5% $62	+10% $34
Rent	-10% $21	-5% $55	+0% $90	+5% $125	+10% $160
Rate	-1.0pp $140	-0.5pp $116	base $90	+0.5pp $65	+1.0pp $39

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $99,000 Active 92 DOM
2. 2026-06-18
   days on market $99,000 Active 91 DOM
3. 2026-06-17
   days on market $99,000 Active 90 DOM
4. 2026-06-17
   price $99,000 Active 89 DOM
5. 2026-06-16
   days on market $110,000 Active 89 DOM
6. 2026-06-15
   days on market $110,000 Active 88 DOM
7. 2026-06-14
   days on market $110,000 Active 86 DOM
8. 2026-06-12
   days on market $110,000 Active 85 DOM
9. 2026-06-09
   days on market $110,000 Active 82 DOM
10. 2026-06-08
    days on market $110,000 Active 81 DOM
11. 2026-06-07
    days on market $110,000 Active 80 DOM
12. 2026-06-05
    days on market $110,000 Active 77 DOM
13. 2026-06-03
    days on market $110,000 Active 76 DOM
14. 2026-06-02
    days on market $110,000 Active 75 DOM
15. 2026-06-01
    days on market $110,000 Active 74 DOM
16. 2026-05-31
    days on market $110,000 Active 73 DOM
17. 2026-05-30
    days on market $110,000 Active 72 DOM
18. 2026-05-18
    price $110,000 527-char remark

    Show marketing remark (527 chars)

    Here's your chance to own in Laurel! This property has endless potential. Located on a corner lot, this 2 bedroom, 1 bathroom home offers a large yard for your enjoyment AND an oversized 2 car detached garage with plenty of room for projects! Inside you will find a spacious living area complete with a skylight, let that natural light brighten up your space, hardwood floors, a charming entrance, and so much more. This home checks alot of boxes, and is ready for showing! Call today! This property is being listed as 'As Is'.

19. 2026-04-13
    price $120,000 527-char remark

    Show marketing remark (527 chars)

    Here's your chance to own in Laurel! This property has endless potential. Located on a corner lot, this 2 bedroom, 1 bathroom home offers a large yard for your enjoyment AND an oversized 2 car detached garage with plenty of room for projects! Inside you will find a spacious living area complete with a skylight, let that natural light brighten up your space, hardwood floors, a charming entrance, and so much more. This home checks alot of boxes, and is ready for showing! Call today! This property is being listed as 'As Is'.

20. 2026-03-19
    listed $125,000 Active 527-char remark

    Show marketing remark (527 chars)

    Here's your chance to own in Laurel! This property has endless potential. Located on a corner lot, this 2 bedroom, 1 bathroom home offers a large yard for your enjoyment AND an oversized 2 car detached garage with plenty of room for projects! Inside you will find a spacious living area complete with a skylight, let that natural light brighten up your space, hardwood floors, a charming entrance, and so much more. This home checks alot of boxes, and is ready for showing! Call today! This property is being listed as 'As Is'.

21. 1978-09-15
    soldstatus $19,500

ⓘ 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: $572 · $48/mo
• Projected year-2 tax: $1,063 · $89/mo
• Expected delta: +$491/yr (+$41/mo · 85.9%)

ⓘ 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 3/10 Moderate 7 d/yr ≥102°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: $10,610
• − Mortgage interest: −$5,546
• − Property taxes: −$572
• − Insurance: −$495
• − Repairs & maintenance: −$849
• − Management: −$849
• − Depreciation: −$2,880
• Taxable loss: −$580
• Est. tax savings @ 24.0%: +$139
• After-tax cash flow: $1,224/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: East Marshall Community School District
• NCES district ID: 1900040
• Math proficiency: 63% ▼ -9.00%
• Reading proficiency: 73% ▬ 0.00%
• Median HH income: $55,218
• Composite: 58.17/100
• National rank: #1025
• State rank: #165 of 289 in IA

Livability — Laurel

• Score: 65/100
• State rank: #549
• US rank: #12413

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: Laurel, IA
• Population (ZIP): 537

Population outlook (Marshall County) Hauer SSP2

• Today (2025): 41,166 people
• By 2030: 41,477 · +0.8%
• By 2040: 42,548 · +3.4%
• By 2050: 44,472 · +8.0%
• By 2075: 52,719 · +28.1%
• By 2100: 60,912 · +48.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Portuguese 14% Iranian 2% Italian 1%
• Foreign-born: 0% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1%

Political lean MEDSL · Marshall

• 2024 margin: R (+15.6) · D 41.4% · R 57.0% · Other 1.6%
• 2008→2024 swing: -24.9pp toward R · 2008: 9.3pp · 2024: -15.6pp
• All cycles: 2024: R+15.6 2020: R+7.7 2016: R+8.5 2012: D+8.9 2008: D+9.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.39%
• Current HPI: 113.7968
• 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

+464.1% since first listed

4 events — show timeline

• 2026-05-18 Price Changed $110,000 DMMLS
• 2026-04-13 Price Changed $120,000 DMMLS
• 2026-03-19 Listed $125,000 DMMLS
• 1978-09-15 Sold (Public Records) $19,500 Public Records

Property tax history

+0.3%/yr

Latest (2025): $572 · +3.6% YoY. Source: county tax records.