105 Taylor St · Traer, IA 50675

$79,900

3 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 48 Days on market

Built 1920 6,600 sqft lot $52/sqft · 36% below area Est $124k · 36% under ↓ 6% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated in the heart of Traer, this three bedroom, two bath home is full of character and original charm. You’ll adore the beautiful woodwork throughout, which adds warmth and personality to the home. With a functional layout, spacious rooms, and a one-stall garage, this property has a solid foundation and plenty of potential. It presents a wonderful opportunity for someone eager to bring in fresh ideas and make it their own. If you’re seeking a home with unique charm that can’t be recreated, this one is worth a visit! Schedule a showing today!

Key facts

• 6,600 sq ft lot
• Garage
• Built 1920

Property features AI

Exterior

• Parking: Detached carport (1 car)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Construction: Other
• Exterior features: Shingle/asphalt roof; Lot approximately 60 x 110 (0.15 acres); R-2 zoning

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Partially finished basement; Basement present
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#185 in IA, #3,274 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• North Tama County Community School District (rural): math 56% / reading 66% proficiency, ranked #234 of 289 in IA (top 81%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: North Tama Elementary (math 62% / reading 57%, grade B-, #390 of 616 statewide, top 69%, 282 students, 40% FRL); North Tama High School (math 52% / reading 72%, grade B-, #242 of 336 statewide, top 76%, 194 students, 40% FRL) — zoned schools average 40% FRL vs 25% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 35 active listings in the ZIP; 17 units permitted in Tama County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Tama County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1920 — 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. Schools are A-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?
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: 1.48% ✓
• Cap rate: 11.61%
• Cash-on-cash: 18.97%
• DSCR: 1.84
• GRM: 5.6

CMA / ARV

• ARV (median comp): $124,460
• List price: $79,900
• Delta: -35.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Levering St	0.18mi	3/1.5	1,468 (-4%)	7mo	$120,000	$82	76
714 5th St	0.25mi	3/2.0	1,512 (-2%)	11mo	$98,500	$65	72
911 2nd St	0.08mi	2/1.5 (-1)	1,445 (-6%)	11mo	$148,000	$102	70
714 6th St	0.30mi	2/2.5 (-1)	1,580 (+3%)	2mo	$185,000	$117	68
704 6th St	0.34mi	3/2.5	1,439 (-6%)	2mo	$215,000	$149	66
116 N Cherry St	0.17mi	2/1.5 (-1)	1,440 (-6%)	14mo	$140,000	$97	63
710 5th St	0.26mi	3/1.5	1,430 (-7%)	18mo	$143,000	$100	60
621 1st St	0.24mi	4/1.0 (+1)	1,326 (-14%)	4mo	$126,900	$96	58
502 Mill St	0.66mi	3/3.0	1,456 (-5%)	5mo	$130,000	$89	49
805 Walnut St	0.63mi	4/2.0 (+1)	1,515 (-1%)	16mo	$160,000	$106	46
100 Walnut St	0.49mi	3/2.0	1,682 (+10%)	16mo	$150,000	$89	44

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

Projected returns pro-forma

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

5-year hold

• IRR: 10.9%
• Equity multiple: 1.43×
• Total profit: $9,619
• Equity at exit: $11,913

10-year hold

• IRR: 19.9%
• Equity multiple: 2.68×
• Total profit: $37,536
• Equity at exit: $6,908

Cash invested: $22,372 (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 50675

• Home prices YoY: -9.9%
• Active inventory: 35
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,185 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$130 /mo · $1,564/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $354

Break-even live

Break-even rent $738

Max offer price $79,900

Occupancy floor 65%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $79,900 Active 48 DOM
2. 2026-06-17
   days on market $79,900 Active 47 DOM
3. 2026-06-16
   days on market $79,900 Active 46 DOM
4. 2026-06-15
   days on market $79,900 Active 45 DOM
5. 2026-06-13
   days on market $79,900 Active 43 DOM
6. 2026-06-12
   days on market $79,900 Active 42 DOM
7. 2026-06-09
   days on market $79,900 Active 39 DOM
8. 2026-06-08
   days on market $79,900 Active 38 DOM
9. 2026-06-07
   days on market $79,900 Active 37 DOM
10. 2026-06-07
    days on market $79,900 Active 36 DOM
11. 2026-06-04
    days on market $79,900 Active 33 DOM
12. 2026-06-02
    days on market $79,900 Active 32 DOM
13. 2026-06-01
    days on market $79,900 Active 31 DOM
14. 2026-05-31
    days on market $79,900 Active 30 DOM
15. 2026-05-31
    days on market $79,900 Active 29 DOM
16. 2026-04-30
    listed $79,900 Active 569-char remark
17. 2026-03-24
    price $79,900
18. 2026-03-05
    price $84,900

ⓘ 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: $1,564 · $130/mo
• Projected year-2 tax: $1,564 · $130/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 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: $14,223
• − Mortgage interest: −$4,476
• − Property taxes: −$1,564
• − Insurance: −$400
• − Repairs & maintenance: −$1,138
• − Management: −$1,138
• − Depreciation: −$2,324
• Taxable income: $3,184
• Est. tax owed @ 24.0%: −$764
• After-tax cash flow: $3,481/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: North Tama County Community School District
• NCES district ID: 1921000
• Math proficiency: 56% ▼ -14.00%
• Reading proficiency: 66% ▲ 2.00%
• Median HH income: $52,332
• Composite: 52.09/100
• National rank: #1627
• State rank: #234 of 289 in IA

Livability — Traer

• Score: 76/100
• State rank: #185
• US rank: #3274

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Traer, IA
• Population (ZIP): 2,323

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 (87%)
• Race & ethnicity: White 87% Two or more races 11% Hispanic / Latino 10% Native American 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Portuguese 3% Iranian 2% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 5%

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: ▼ -18.31%
• Current HPI: 166.7181
• 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

-5.9% since first listed

3 events — show timeline

• 2026-04-30 Listed $79,900 NEIRBR as distributed by MLS GRID
• 2026-03-24 Price Changed $79,900 NEIRBR as distributed by MLS GRID
• 2026-03-05 Price Changed $84,900 NEIRBR as distributed by MLS GRID

Property tax history

+4.8%/yr

Latest (2025): $1,564 · +5.5% YoY. Source: county tax records.