1671 468th St · Toeterville, IA 50481

$90,000

2 bd · 1.0 ba · 1,604 sqft · SingleFamily public records · 48 Days on market

Built 1909 0.40 ac lot

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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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• Schools +7.0/10.0
• 1% rule +6.8/10.0
• Appreciation +5.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0

Listing remarks

Two story Victorian style has 2 bedrooms, one bath, hardwood floors, classic open stairway, woodwork, a covered front porch entry, unfinished basement, 10 x 26 rear patio, and detached garage. Has radiant heat, shared well, septic system. All information believed accurate but not guaranteed.

Key facts

• Covered front porch
• Unfinished basement
• Open stairway

Tags

• VICTORIAN STYLE
• HARDWOOD FLOORS
• OPEN STAIRWAY
• COVERED FRONT PORCH
• UNFINISHED BASEMENT
• REAR PATIO

Property features AI

Exterior

• Parking: Detached carport with 2 spaces
• Utilities: Shared well water; Septic tank sewer
• Home design: Single-family residence; Residential property
• Construction: Wood siding
• Exterior features: Shingle roof; Lot approximately 0.4 acres; Lot dimensions about 132 x 132; R-1 zoning

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating; Natural gas heating; No central air
• Interior features: Unfinished basement; Radiant heating; Natural gas heating; No fireplace; No cooling

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 46/100 on livability (#970 in IA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, amenities F, commute F.
• St Ansgar Community School District (rural): math 84% / reading 82% proficiency, ranked #16 of 289 in IA (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: St Ansgar Middle School (math 87% / reading 82%, grade A+, #10 of 246 statewide, top 4%, 117 students, 25% FRL); St Ansgar High School (math 82% / reading 87%, grade A, #14 of 336 statewide, top 4%, 171 students, 25% FRL) — zoned schools at 25% FRL track the district average.
• Market conditions: 1 active listings in the ZIP; 41 units permitted in Mitchell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Mitchell County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, 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 48 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,300 (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 1909 — 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. 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: 1.18% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.29%
• DSCR: 1.50
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.1%
• Equity multiple: 2.03×
• Total profit: $25,944
• Equity at exit: $40,468

10-year hold

• IRR: 19.5%
• Equity multiple: 3.83×
• Total profit: $71,218
• Equity at exit: $62,366

Cash invested: $25,200 (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 50481

• Active inventory: 1
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,062 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$93 /mo · $1,114/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $237

Break-even live

Break-even rent $762

Max offer price $90,000

Occupancy floor 73%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $90,000 Active 48 DOM
2. 2026-06-17
   days on market $90,000 Active 47 DOM
3. 2026-06-16
   days on market $90,000 Active 46 DOM
4. 2026-06-15
   days on market $90,000 Active 45 DOM
5. 2026-06-13
   days on market $90,000 Active 43 DOM
6. 2026-06-12
   days on market $90,000 Active 42 DOM
7. 2026-06-09
   days on market $90,000 Active 39 DOM
8. 2026-06-08
   days on market $90,000 Active 38 DOM
9. 2026-06-07
   days on market $90,000 Active 37 DOM
10. 2026-06-07
    days on market $90,000 Active 36 DOM
11. 2026-06-04
    days on market $90,000 Active 33 DOM
12. 2026-06-02
    days on market $90,000 Active 32 DOM
13. 2026-06-01
    days on market $90,000 Active 31 DOM
14. 2026-05-31
    days on market $90,000 Active 30 DOM
15. 2026-05-31
    days on market $90,000 Active 29 DOM
16. 2026-05-01
    listed $90,000 Active
17. 2025-09-24
    price $54,900
18. 2025-08-15
    price $67,900
19. 2022-06-29
    soldstatus $79,000
20. 2021-06-14
    listed $85,000
21. 2020-07-23
    listed $79,999
22. 2015-11-20
    soldstatus $75,000
23. 2015-06-02
    listed $75,000
24. 2004-08-13
    soldstatus $69,900
25. 2002-10-14
    soldstatus $32,031
26. 1999-05-01
    soldstatus $55,000
27. 1993-12-01
    soldstatus $18,500

ⓘ 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: $1,114 · $93/mo
• Projected year-2 tax: $1,264 · $105/mo
• Expected delta: +$150/yr (+$12/mo · 13.4%)

ⓘ 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 1/10 Low 7 d/yr ≥98°F today · 16 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: $12,750
• − Mortgage interest: −$5,041
• − Property taxes: −$1,114
• − Insurance: −$450
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$2,618
• Taxable income: $1,486
• Est. tax owed @ 24.0%: −$357
• After-tax cash flow: $2,488/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: St Ansgar Community School District
• NCES district ID: 1925200
• Math proficiency: 84% ▬ 0.00%
• Reading proficiency: 82% ▲ 2.00%
• Median HH income: $52,141
• Composite: 70.36/100
• National rank: #269
• State rank: #16 of 289 in IA

Livability — Toeterville

• Score: 46/100
• State rank: #970
• US rank: #26422

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Toeterville, IA

Population outlook (Mitchell County) Hauer SSP2

• Today (2025): 10,729 people
• By 2030: 10,702 · -0.3%
• By 2040: 10,632 · -0.9%
• By 2050: 10,346 · -3.6%
• By 2075: 9,770 · -8.9%
• By 2100: 8,351 · -22.2%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+386.5% since first listed

12 events — show timeline

• 2026-05-01 Listed $90,000 NEIRBR as distributed by MLS GRID
• 2025-09-24 Price Changed $54,900 NEIRBR as distributed by MLS GRID
• 2025-08-15 Price Changed $67,900 NEIRBR as distributed by MLS GRID
• 2022-06-29 Sold (Public Records) $79,000 Public Records
• 2021-06-14 Listed $85,000 Greater Mason BOR
• 2020-07-23 Listed $79,999 Greater Mason BOR
• 2015-11-20 Sold (MLS) $75,000 NEIRBR as distributed by MLS GRID
• 2015-06-02 Listed $75,000 NEIRBR as distributed by MLS GRID
• 2004-08-13 Sold (Public Records) $69,900 Public Records
• 2002-10-14 Sold (Public Records) $32,031 Public Records
• 1999-05-01 Sold (Public Records) $55,000 Public Records
• 1993-12-01 Sold (Public Records) $18,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,114 · +3.9% YoY. Source: county tax records.