205 E State St · Toledo, IA 52342

$79,900

3 bd · 1.5 ba · 1,299 sqft · SingleFamily public records · 35 Days on market

Built 1910 Est $151k · 47% under

---

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
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• Appreciation +8.4/10.0
• 1% rule +7.8/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Attention: First time home buyers or Investors Contract Terms Available No Banks Needed - All Credit Welcome Livable As-Is but needs cosmetic updates/fixes. Available for immediate occupancy. Agents Welcome. House for Sale Toledo Iowa Homes for sale toledo iowa homes for sale tama county

Key facts

• Built 1910
• Listed 34 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/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 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 $6k of equity ($552 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 $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

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 $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1910 — 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: 1.28% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.30%
• DSCR: 1.50
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $150,684
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 N Center St	0.19mi	3/1.5	1,384 (+6%)	1mo	$185,000	$134	80
102 N Green St	0.09mi	3/1.0	1,304 (+0%)	18mo	$95,000	$73	78
213 N Broadway St	0.13mi	3/1.5	1,240 (-4%)	13mo	$144,000	$116	75
303 E State St	0.07mi	3/1.5	1,445 (+11%)	4mo	$124,900	$86	75
204 W Marshall St	0.39mi	3/1.0	1,292 (-0%)	7mo	$50,000	$39	73
206 N Green St St	0.07mi	3/2.0	1,456 (+12%)	4mo	$155,000	$106	72
401 N Elm St	0.27mi	3/2.0	1,400 (+8%)	22mo	$230,000	$164	54
708 S State St	0.36mi	3/1.5	1,144 (-12%)	12mo	$139,900	$122	53
704 E Courtland St	0.33mi	3/1.5	1,188 (-8%)	23mo	$165,900	$140	51
601 S Broadway St	0.44mi	4/1.5 (+1)	1,434 (+10%)	10mo	$77,777	$54	49
602 S Broadway St	0.46mi	3/1.0	1,180 (-9%)	22mo	$95,000	$81	43
504 S Elm St	0.44mi	3/2.5	1,184 (-9%)	24mo	$137,000	$116	41

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: 26.4%
• Equity multiple: 2.80×
• Total profit: $40,296
• Equity at exit: $54,230

10-year hold

• IRR: 24.3%
• Equity multiple: 5.80×
• Total profit: $107,292
• Equity at exit: $101,996

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 52342

• Home prices YoY: 3.6%
• Active inventory: 16
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,022 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$144 /mo · $1,732/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $211

Break-even live

Break-even rent $755

Max offer price $79,900

Occupancy floor 74%

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 17 events

1. 2026-06-19
   days on market $79,900 Active 35 DOM
2. 2026-06-18
   days on market $79,900 Active 34 DOM
3. 2026-06-17
   days on market $79,900 Active 33 DOM
4. 2026-06-16
   days on market $79,900 Active 32 DOM
5. 2026-06-15
   days on market $79,900 Active 31 DOM
6. 2026-06-14
   days on market $79,900 Active 29 DOM
7. 2026-06-12
   days on market $79,900 Active 28 DOM
8. 2026-06-09
   days on market $79,900 Active 25 DOM
9. 2026-06-08
   days on market $79,900 Active 24 DOM
10. 2026-06-07
    days on market $79,900 Active 23 DOM
11. 2026-06-05
    days on market $79,900 Active 20 DOM
12. 2026-06-03
    days on market $79,900 Active 19 DOM
13. 2026-06-02
    days on market $79,900 Active 18 DOM
14. 2026-06-01
    days on market $79,900 Active 17 DOM
15. 2026-05-31
    days on market $79,900 Active 16 DOM
16. 2026-05-30
    days on market $79,900 Active 15 DOM
17. 2026-05-16
    listed $79,900 Active 290-char remark

ⓘ 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: $1,732 · $144/mo
• Projected year-2 tax: $1,732 · $144/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: $12,264
• − Mortgage interest: −$4,476
• − Property taxes: −$1,732
• − Insurance: −$400
• − Repairs & maintenance: −$981
• − Management: −$981
• − Depreciation: −$2,324
• Taxable income: $1,370
• Est. tax owed @ 24.0%: −$329
• After-tax cash flow: $2,200/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

1 event — show timeline

• 2026-05-16 Listed $79,900 FSBO.com

Property tax history

+4.8%/yr

Latest (2025): $1,732 · +19.8% YoY. Source: county tax records.