301 N Church St · Toledo, IA 52342

$119,900

3 bd · 2.0 ba · 2,024 sqft · SingleFamily public records · 29 Days on market

Built 1900 0.52 ac lot Est $204k · 41% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• Appreciation +8.4/10.0
• 1% rule +4.2/10.0
• DSCR +4.1/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Large family home on a corner lot with lots of space to sprawl out! This 4-5 bedroom home boasts over 200 sq/ft of living space, vaulted ceilings in the living room, main floor laundry, lots of storage , oversized garage and a bonus lot . With the asking price well below the assessed value, this could be a great opportunity for one to have instant equity or room to make improvements and customize the home to your liking. This home is being sold in "as-is" with no warranties expressed or implied.

Key facts

• 0.52 acre lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: 2 stories; Vinyl siding; Metal roof; Block and stone foundation; Zoned residential
• Construction: Vinyl siding construction; Metal roof; Block and stone foundation
• Exterior features: Deck; Asphalt road access

Interior

• Bedrooms: 1 main-level bedroom
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Window treatments
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $9 ($111/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 $110k (8.0% below list).
• Recommended offer: $110k (8.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#245 in IA, #4,722 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• South Tama County (town): math 44% / reading 50% proficiency, ranked #287 of 289 in IA (top 99%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 16 active listings in the ZIP; 17 units permitted in Tama County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($829 loan paydown + $8k appreciation (6.8% local appreciation)).
• Tama County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,297 (8.0% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $204,424
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 North East St	0.19mi	3/2.0	2,129 (+5%)	2mo	$215,000	$101	81
208 S Church St	0.32mi	3/1.0	2,009 (-1%)	8mo	$26,500	$13	73
306 N East St	0.16mi	4/2.0 (+1)	2,091 (+3%)	21mo	$224,900	$108	65
208 E Carleton St	0.29mi	3/2.0	1,781 (-12%)	7mo	$157,500	$88	60
804 N Court St	0.50mi	3/1.0	1,824 (-10%)	13mo	$130,100	$71	45
407 S Broadway St	0.44mi	3/1.5	1,766 (-13%)	15mo	$147,000	$83	44
209 S Ann St	0.60mi	3/1.0	1,728 (-15%)	6mo	$185,000	$107	39
726 Country View Dr	0.68mi	4/— (+1)	1,829 (-10%)	13mo	$399,900	$219	37
700 E Carleton St	0.46mi	4/3.0 (+1)	1,743 (-14%)	19mo	$267,500	$153	30

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

Projected returns pro-forma

6.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 2.22×
• Total profit: $40,890
• Equity at exit: $81,378

10-year hold

• IRR: 17.0%
• Equity multiple: 4.53×
• Total profit: $118,672
• Equity at exit: $153,058

Cash invested: $33,572 (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 52342

• Home prices YoY: 3.6%
• Active inventory: 16
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,103 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$183 /mo · $2,200/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $9

Break-even live

Break-even rent $1,091

Max offer price $119,900

Occupancy floor 94%

Sensitivity live

Price	-10% $77	-5% $43	+0% $9	+5% $-25	+10% $-59
Rent	-10% $-78	-5% $-34	+0% $9	+5% $53	+10% $96
Rate	-1.0pp $70	-0.5pp $40	base $9	+0.5pp $-22	+1.0pp $-53

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $119,900 Active 29 DOM
2. 2026-06-18
   days on market $119,900 Active 28 DOM
3. 2026-06-17
   days on market $119,900 Active 27 DOM
4. 2026-06-16
   days on market $119,900 Active 26 DOM
5. 2026-06-15
   days on market $119,900 Active 25 DOM
6. 2026-06-14
   days on market $119,900 Active 23 DOM
7. 2026-06-12
   days on market $119,900 Active 22 DOM
8. 2026-06-09
   days on market $119,900 Active 19 DOM
9. 2026-06-08
   days on market $119,900 Active 18 DOM
10. 2026-06-07
    days on market $119,900 Active 17 DOM
11. 2026-06-05
    days on market $119,900 Active 14 DOM
12. 2026-06-03
    days on market $119,900 Active 13 DOM
13. 2026-06-02
    days on market $119,900 Active 12 DOM
14. 2026-06-01
    days on market $119,900 Active 11 DOM
15. 2026-05-31
    days on market $119,900 Active 10 DOM
16. 2026-05-30
    days on market $119,900 Active 9 DOM
17. 2026-05-21
    listed $119,900 Active

ⓘ 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: $2,200 · $183/mo
• Projected year-2 tax: $2,200 · $183/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe
• 🌡 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: $13,236
• − Mortgage interest: −$6,716
• − Property taxes: −$2,200
• − Insurance: −$600
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − Depreciation: −$3,488
• Taxable loss: −$1,886
• Est. tax savings @ 24.0%: +$453
• After-tax cash flow: $564/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: South Tama County
• NCES district ID: 1926730
• Math proficiency: 44% ▼ -14.00%
• Reading proficiency: 50% ▼ -7.00%
• Median HH income: $46,147
• Composite: 39.91/100
• National rank: #3853
• State rank: #287 of 289 in IA

Livability — Toledo

• Score: 74/100
• State rank: #245
• US rank: #4722

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Toledo, IA
• Population (ZIP): 2,898

Population outlook (Tama County) Hauer SSP2

• Today (2025): 16,690 people
• By 2030: 16,217 · -2.8%
• By 2040: 15,207 · -8.9%
• By 2050: 14,186 · -15.0%
• By 2075: 12,228 · -26.7%
• By 2100: 10,386 · -37.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Native American 6% Two or more races 3% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 2% Iranian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Tama

• 2024 margin: Strong R (+26.9) · D 35.7% · R 62.6% · Other 1.7%
• 2008→2024 swing: -39.1pp toward R · 2008: 12.2pp · 2024: -26.9pp
• All cycles: 2024: R+26.9 2020: R+19.1 2016: R+20.6 2012: D+7.4 2008: D+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.78%
• Current HPI: 195.2678
• 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

1 event — show timeline

• 2026-05-21 Listed $119,900 DMMLS

Property tax history

+5.6%/yr

Latest (2025): $2,200 · +5.2% YoY. Source: county tax records.