606 Siegel St · Tama, IA 52339

$75,000

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 28 Days on market

Built 1910 8,276 sqft lot Est $82k · 9% 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).

• Cash flow +18.0/30.0
• ARV discount +11.5/15.0
• Appreciation +8.4/10.0
• DSCR +5.6/10.0
• 1% rule +4.3/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Income-producing property or perfect starter home! This cozy 920-square-foot house features 3 bedrooms and 1 bathroom, along with a smaller living room and a functional kitchen. Call today to schedule a viewing.

Key facts

• 8,276 sq ft lot
• Garage
• Built 1910

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Vinyl siding
• Exterior features: 50' x 163' lot (0.19 acres)

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $64 ($773/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 $70k (6.7% below list).
• Recommended offer: $70k (6.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#298 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, employment D, amenities 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: 21 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 17 units permitted in Tama County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($519 loan paydown + $5k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, 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 28 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $75k implies a 417% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $70,000 (6.7% below list)

Questions for the listing agent

1. Built in 1910 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.93% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.68%
• DSCR: 1.16
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $82,236
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 Harding St	0.15mi	3/2.0 (+1)	930 (+1%)	2mo	$72,000	$77	81
801 State St	0.16mi	2/1.0	840 (-9%)	8mo	$75,000	$89	71
400 E 12th St	0.46mi	2/1.0	912 (-1%)	8mo	$128,000	$140	69
504 Harding St	0.13mi	2/1.0	808 (-13%)	22mo	$128,600	$159	54
610 E 5th St	0.50mi	3/1.0 (+1)	986 (+7%)	13mo	$55,000	$56	50

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

Projected returns pro-forma

6.83% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 2.40×
• Total profit: $29,477
• Equity at exit: $51,112

10-year hold

• IRR: 19.1%
• Equity multiple: 4.94×
• Total profit: $82,682
• Equity at exit: $96,319

Cash invested: $21,000 (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 52339

• Home prices YoY: 3.9%
• Active inventory: 21
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $700 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$64 /mo · $768/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$147
• Net cashflow: $64

Break-even live

Break-even rent $618

Max offer price $75,000

Occupancy floor 86%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1710 Harding St Tama, IA	1.0–2.0	1.0	603	$700	$1.16	43d	6	0.85mi

Listing history 18 events

1. 2026-06-19
   days on market $75,000 Active 28 DOM
2. 2026-06-18
   days on market $75,000 Active 27 DOM
3. 2026-06-17
   days on market $75,000 Active 26 DOM
4. 2026-06-16
   days on market $75,000 Active 25 DOM
5. 2026-06-15
   days on market $75,000 Active 24 DOM
6. 2026-06-14
   days on market $75,000 Active 22 DOM
7. 2026-06-12
   days on market $75,000 Active 21 DOM
8. 2026-06-09
   days on market $75,000 Active 18 DOM
9. 2026-06-08
   days on market $75,000 Active 17 DOM
10. 2026-06-07
    days on market $75,000 Active 16 DOM
11. 2026-06-05
    days on market $75,000 Active 13 DOM
12. 2026-06-03
    days on market $75,000 Active 12 DOM
13. 2026-06-02
    days on market $75,000 Active 11 DOM
14. 2026-06-01
    days on market $75,000 Active 10 DOM
15. 2026-05-31
    days on market $75,000 Active 9 DOM
16. 2026-05-30
    days on market $75,000 Active 8 DOM
17. 2026-05-22
    listed $75,000 Active
18. 2018-10-11
    soldstatus $14,500

ⓘ 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: $768 · $64/mo
• Projected year-2 tax: $973 · $81/mo
• Expected delta: +$205/yr (+$17/mo · 26.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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: $8,400
• − Mortgage interest: −$4,201
• − Property taxes: −$768
• − Insurance: −$375
• − Repairs & maintenance: −$672
• − Management: −$672
• − Depreciation: −$2,182
• Taxable loss: −$470
• Est. tax savings @ 24.0%: +$113
• After-tax cash flow: $886/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 — Tama

• Score: 72/100
• State rank: #298
• US rank: #5799

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: Tama, IA
• Population (ZIP): 4,311

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 52% Hispanic / Latino 27% Native American 18% Two or more races 16% Black 2%
• Hispanic origin (detail): Mexican 22%
• Common ancestry: Portuguese 1% Lithuanian 1% Iranian 1%
• Foreign-born: 12% · Canada, United Kingdom
• Languages at home: 68% English-only · Spanish 19% French/Haitian/Cajun 1%

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: ▲ 6.83%
• Current HPI: 179.9862
• 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

+417.2% since first listed

2 events — show timeline

• 2026-05-22 Listed $75,000 IAR
• 2018-10-11 Sold (Public Records) $14,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $768 · +7.9% YoY. Source: county tax records.