807 Colorado St · Glidden, IA 51443

$119,900

2 bd · 1.0 ba · 1,325 sqft · Other public records · 166 Days on market

Built 1900 0.35 ac lot $90/sqft · 8% below area Est $130k · 8% 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 +15.0/30.0
• ARV discount +11.2/15.0
• Appreciation +10.0/10.0
• DSCR +4.6/10.0
• Schools +4.6/10.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this freshly renovated story and a half bungalow sitting ona corner lot in Glidden. Once inside you will enjoy the bright freshly painted walls and new flooring. New windows and doors will keep it nice a cozy for year round. Main floor full bath, along with main floor laundry really gives the convience you've always wanted. Full unfinished basement for all your storage needs as well. Outside you will find a detached two car garage and a good sized lot.

Key facts

• Main floor laundry
• Good sized lot
• Main floor full bath

Tags

• CORNER LOT
• MAIN FLOOR FULL BATH
• MAIN FLOOR LAUNDRY
• FULL UNFINISHED BASEMENT
• DETACHED TWO CAR GARAGE
• GOOD SIZED LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $36 ($435/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 $109k (8.7% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#281 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Glidden-Ralston Community School District (rural): math 51% / reading 56% proficiency, ranked #268 of 289 in IA (top 93%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 10 active listings in the ZIP; 32 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• Carroll County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 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 1900 — 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 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?
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: 0.91% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $130,499
• List price: $119,900
• Delta: -8.12%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.2%
• Equity multiple: 3.01×
• Total profit: $67,627
• Equity at exit: $108,015

10-year hold

• IRR: 22.2%
• Equity multiple: 6.88×
• Total profit: $197,367
• Equity at exit: $232,939

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 51443

• Home prices YoY: 23.7%
• Active inventory: 10
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,095 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $36

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 92%

Sensitivity live

Price	-10% $119	-5% $78	+0% $36	+5% $-5	+10% $-47
Rent	-10% $-50	-5% $-7	+0% $36	+5% $80	+10% $123
Rate	-1.0pp $97	-0.5pp $67	base $36	+0.5pp $5	+1.0pp $-26

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 22 events

1. 2026-06-21
   days on market $119,900 Active 166 DOM
2. 2026-06-18
   days on market $119,900 Active 164 DOM
3. 2026-06-17
   days on market $119,900 Active 163 DOM
4. 2026-06-16
   days on market $119,900 Active 162 DOM
5. 2026-06-15
   days on market $119,900 Active 161 DOM
6. 2026-06-13
   days on market $119,900 Active 159 DOM
7. 2026-06-12
   days on market $119,900 Active 158 DOM
8. 2026-06-09
   days on market $119,900 Active 155 DOM
9. 2026-06-08
   days on market $119,900 Active 154 DOM
10. 2026-06-07
    days on market $119,900 Active 153 DOM
11. 2026-06-07
    days on market $119,900 Active 152 DOM
12. 2026-06-04
    days on market $119,900 Active 149 DOM
13. 2026-06-02
    days on market $119,900 Active 148 DOM
14. 2026-06-01
    days on market $119,900 Active 147 DOM
15. 2026-05-31
    days on market $119,900 Active 146 DOM
16. 2026-03-12
    price $119,900 466-char remark

    Show marketing remark (466 chars)

    Check out this freshly renovated story and a half bungalow sitting ona corner lot in Glidden. Once inside you will enjoy the bright freshly painted walls and new flooring. New windows and doors will keep it nice a cozy for year round. Main floor full bath, along with main floor laundry really gives the convience you've always wanted. Full unfinished basement for all your storage needs as well. Outside you will find a detached two car garage and a good sized lot.

17. 2026-01-05
    listed $129,900 Active 466-char remark

    Show marketing remark (466 chars)

    Check out this freshly renovated story and a half bungalow sitting ona corner lot in Glidden. Once inside you will enjoy the bright freshly painted walls and new flooring. New windows and doors will keep it nice a cozy for year round. Main floor full bath, along with main floor laundry really gives the convience you've always wanted. Full unfinished basement for all your storage needs as well. Outside you will find a detached two car garage and a good sized lot.

18. 2025-09-10
    price $129,000
19. 2025-07-24
    listed $139,995 Active
20. 2025-06-05
    listed $145,000 Active
21. 2016-11-02
    soldstatus $114,875
22. 2008-06-16
    soldstatus $94,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 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: $13,137
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,051
• − Management: −$1,051
• − Depreciation: −$3,488
• Taxable loss: −$1,567
• Est. tax savings @ 24.0%: +$376
• After-tax cash flow: $811/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: Glidden-Ralston Community School District
• NCES district ID: 1912750
• Math proficiency: 51% ▼ -14.00%
• Reading proficiency: 56% ▼ -9.00%
• Median HH income: $53,603
• Composite: 46.02/100
• National rank: #2527
• State rank: #268 of 289 in IA

Livability — Glidden

• Score: 73/100
• State rank: #281
• US rank: #5395

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glidden, IA
• Population (ZIP): 1,623

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 19,745 people
• By 2030: 19,244 · -2.5%
• By 2040: 18,251 · -7.6%
• By 2050: 17,223 · -12.8%
• By 2075: 16,258 · -17.7%
• By 2100: 15,591 · -21.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Asian 1% Native American 1%
• Common ancestry: Portuguese 3% Italian 1% Iranian 1%
• Foreign-born: 1% · Philippines, Canada
• Languages at home: 98% English-only · Other Asian/Pacific 1%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+41.9) · D 28.4% · R 70.3% · Other 1.4%
• 2008→2024 swing: -45.6pp toward R · 2008: 3.6pp · 2024: -41.9pp
• All cycles: 2024: R+41.9 2020: R+37.8 2016: R+31.8 2012: R+6.3 2008: D+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 59.05%
• Current HPI: 307.81
• 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

+27.6% since first listed

7 events — show timeline

• 2026-03-12 Price Changed $119,900 IAR
• 2026-01-05 Listed $129,900 IAR
• 2025-09-10 Price Changed $129,000 IAR
• 2025-07-24 Listed $139,995 IAR
• 2025-06-05 Listed $145,000 IAR
• 2016-11-02 Sold (Public Records) $114,875 Public Records
• 2008-06-16 Sold (Public Records) $94,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $155 · +9.2% YoY. Source: county tax records.