706 S Broadway St · Toledo, IA 52342

$88,900

3 bd · 1.0 ba · 1,585 sqft · SingleFamily public records · 270 Days on market

Built 1910 $56/sqft · 39% below area Est $146k · 39% under

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Why this score? — see what drove the B+ 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 +25.1/30.0
• ARV discount +15.0/15.0
• Appreciation +8.4/10.0
• DSCR +8.2/10.0
• 1% rule +6.9/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This diamond in the rough needs some TLC, but has major potential to become a perfect home, rental or flip house for the right person. There are four bedrooms, one on the main floor and Three (plus a bonus room) on the second story. There is a eat in kitchen with laundry on the main floor. The house sits on approximately 3/4 of an acre of ground.

Key facts

• Built 1910
• Listed 270 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

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 $7k of equity ($615 loan paydown + $6k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 270 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $89k implies a 53% 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 $78,232 (12.0% below list)

Questions for the listing agent

1. It's been on market 270 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 1.19% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.41%
• DSCR: 1.42
• GRM: 7.0

CMA / ARV

• ARV (median comp): $146,365
• List price: $88,900
• Delta: -39.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
809 S Main St	0.09mi	3/1.5	1,547 (-2%)	11mo	$155,000	$100	81
601 S Broadway St	0.11mi	4/1.5 (+1)	1,434 (-10%)	10mo	$77,777	$54	64
407 S Broadway St	0.20mi	3/1.5	1,766 (+11%)	15mo	$147,000	$83	57
101 N Wilson St	0.61mi	3/1.0	1,616 (+2%)	16mo	$140,000	$87	55
303 E State St	0.56mi	3/1.5	1,445 (-9%)	4mo	$124,900	$86	54
206 N Green St St	0.59mi	3/2.0	1,456 (-8%)	4mo	$155,000	$106	52
208 E Carleton St	0.39mi	3/2.0	1,781 (+12%)	7mo	$157,500	$88	51
209 S Ann St	0.65mi	3/1.0	1,728 (+9%)	6mo	$185,000	$107	50
106 N Center St	0.58mi	3/1.5	1,384 (-13%)	1mo	$185,000	$134	49
408 & 406 E South St	0.42mi	4/2.0 (+1)	1,701 (+7%)	23mo	$126,500	$74	40
708 E College St	0.56mi	2/1.5 (-1)	1,720 (+8%)	23mo	$180,000	$105	33
700 E Carleton St	0.54mi	4/3.0 (+1)	1,743 (+10%)	19mo	$267,500	$153	29

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: 24.8%
• Equity multiple: 2.70×
• Total profit: $42,313
• Equity at exit: $60,338

10-year hold

• IRR: 23.0%
• Equity multiple: 5.58×
• Total profit: $113,895
• Equity at exit: $113,485

Cash invested: $24,892 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,060 medium
• Mortgage (P&I): −$466
• Tax from tax record: −$139 /mo · $1,666/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $195

Break-even live

Break-even rent $813

Max offer price $88,900

Occupancy floor 77%

Sensitivity live

Price	-10% $245	-5% $220	+0% $195	+5% $170	+10% $145
Rent	-10% $111	-5% $153	+0% $195	+5% $237	+10% $279
Rate	-1.0pp $240	-0.5pp $218	base $195	+0.5pp $172	+1.0pp $149

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: $22,225
• Closing costs: $2,667
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-09
   days on market $88,900 Active 270 DOM
2. 2026-06-08
   days on market $88,900 Active 269 DOM
3. 2026-06-07
   days on market $88,900 Active 268 DOM
4. 2026-06-05
   days on market $88,900 Active 265 DOM
5. 2026-06-03
   days on market $88,900 Active 264 DOM
6. 2026-06-02
   days on market $88,900 Active 263 DOM
7. 2026-06-01
   days on market $88,900 Active 262 DOM
8. 2026-05-31
   days on market $88,900 Active 261 DOM
9. 2026-05-30
   days on market $88,900 Active 260 DOM
10. 2025-09-10
    listed $88,900 Active 348-char remark

    Show marketing remark (348 chars)

    This diamond in the rough needs some TLC, but has major potential to become a perfect home, rental or flip house for the right person. There are four bedrooms, one on the main floor and Three (plus a bonus room) on the second story. There is a eat in kitchen with laundry on the main floor. The house sits on approximately 3/4 of an acre of ground.

11. 2011-08-08
    soldstatus $58,000

ⓘ 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: $1,666 · $139/mo
• Projected year-2 tax: $1,666 · $139/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: $12,717
• − Mortgage interest: −$4,980
• − Property taxes: −$1,666
• − Insurance: −$444
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$2,586
• Taxable income: $1,006
• Est. tax owed @ 24.0%: −$241
• After-tax cash flow: $2,100/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

+53.3% since first listed

2 events — show timeline

• 2025-09-10 Listed $88,900 Fizber.com
• 2011-08-08 Sold (Public Records) $58,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,666 · +4.8% YoY. Source: county tax records.