520 Mill St · Toronto, IA 52777

$164,000

4 bd · 1.5 ba · 1,891 sqft · SingleFamily public records · 52 Days on market

Built 1920 1.80 ac lot Est $163k · at est.

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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 +13.5/30.0
• Appreciation +9.6/10.0
• ARV discount +7.1/15.0
• Schools +5.9/10.0
• DSCR +4.1/10.0
• Livability +3.1/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come check out this quaint and cozy 4 bedroom, 1.5 bath home in Toronto, Iowa. This home boasts large rooms with all original hardwood floors and beautiful wood work throughout. Enjoy the peaceful scenery on the back deck overlooking a wooded lot with a 2 car detached garage and small shed along with a large wooded lot to the south.

Key facts

• Wooded lot
• Back deck
• Original woodwork

Tags

• ORIGINAL WOODWORK
• ENCLOSED FRONT PORCH
• BACK DECK
• WOODED LOT

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $6 ($77/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 $131k (20.1% below list).
• Recommended offer: $131k (20.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#778 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Calamus-Wheatland Community School District (rural): math 71% / reading 67% proficiency, ranked #150 of 289 in IA (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP; 116 units permitted in Clinton County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (9.2% local appreciation)).
• Clinton County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (9.2% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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.
• Current owner paid $140k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $130,983 (20.1% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 20% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.80% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $162,626
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
335 Sand	0.06mi	3/2.0 (-1)	2,106 (+11%)	10mo	$181,000	$86	63

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

Projected returns pro-forma

9.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.75×
• Total profit: $80,455
• Equity at exit: $137,929

10-year hold

• IRR: 20.4%
• Equity multiple: 6.11×
• Total profit: $234,521
• Equity at exit: $287,588

Cash invested: $45,920 (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 52777

• Home prices YoY: 4.2%
• Active inventory: 6
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$860
• Tax from tax record: −$100 /mo · $1,200/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $6

Break-even live

Break-even rent $1,302

Max offer price $164,000

Occupancy floor 95%

Sensitivity live

Price	-10% $99	-5% $53	+0% $6	+5% $-40	+10% $-86
Rent	-10% $-97	-5% $-45	+0% $6	+5% $58	+10% $110
Rate	-1.0pp $89	-0.5pp $48	base $6	+0.5pp $-36	+1.0pp $-79

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: $41,000
• Closing costs: $4,920
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-04-14
   status Pending
2. 2026-03-19
   price $164,000
3. 2026-02-21
   listed $169,000 Active
4. 2024-08-01
   soldstatus $140,000
5. 2024-07-25
   soldstatus $140,000 Closed 334-char remark

   Show marketing remark (334 chars)

   Come check out this quaint and cozy 4 bedroom, 1.5 bath home in Toronto, Iowa. This home boasts large rooms with all original hardwood floors and beautiful wood work throughout. Enjoy the peaceful scenery on the back deck overlooking a wooded lot with a 2 car detached garage and small shed along with a large wooded lot to the south.

6. 2024-07-25
   soldstatus $140,000 334-char remark

   Show marketing remark (334 chars)

   Come check out this quaint and cozy 4 bedroom, 1.5 bath home in Toronto, Iowa. This home boasts large rooms with all original hardwood floors and beautiful wood work throughout. Enjoy the peaceful scenery on the back deck overlooking a wooded lot with a 2 car detached garage and small shed along with a large wooded lot to the south.

7. 2024-06-21
   status Pending 334-char remark

   Show marketing remark (334 chars)

   Come check out this quaint and cozy 4 bedroom, 1.5 bath home in Toronto, Iowa. This home boasts large rooms with all original hardwood floors and beautiful wood work throughout. Enjoy the peaceful scenery on the back deck overlooking a wooded lot with a 2 car detached garage and small shed along with a large wooded lot to the south.

8. 2024-06-11
   listed $155,000 Active 334-char remark

   Show marketing remark (334 chars)

   Come check out this quaint and cozy 4 bedroom, 1.5 bath home in Toronto, Iowa. This home boasts large rooms with all original hardwood floors and beautiful wood work throughout. Enjoy the peaceful scenery on the back deck overlooking a wooded lot with a 2 car detached garage and small shed along with a large wooded lot to the south.

9. 2024-06-11
   listed $155,000 334-char remark

   Show marketing remark (334 chars)

   Come check out this quaint and cozy 4 bedroom, 1.5 bath home in Toronto, Iowa. This home boasts large rooms with all original hardwood floors and beautiful wood work throughout. Enjoy the peaceful scenery on the back deck overlooking a wooded lot with a 2 car detached garage and small shed along with a large wooded lot to the south.

10. 2022-08-31
    historical
11. 2022-08-31
    historical
12. 2022-08-20
    price
13. 2022-08-06
    price
14. 2022-08-06
    price
15. 2022-06-30
    listed Active
16. 2001-05-24
    soldstatus $69,000
17. 2000-10-30
    listed $69,900

ⓘ 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: $1,200 · $100/mo
• Projected year-2 tax: $1,887 · $157/mo
• Expected delta: +$687/yr (+$57/mo · 57.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,718
• − Mortgage interest: −$9,187
• − Property taxes: −$1,200
• − Insurance: −$820
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$4,771
• Taxable loss: −$2,774
• Est. tax savings @ 24.0%: +$666
• After-tax cash flow: $743/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: Calamus-Wheatland Community School District
• NCES district ID: 1906000
• Math proficiency: 71% ▼ -6.00%
• Reading proficiency: 67% ▼ -3.00%
• Median HH income: $54,711
• Composite: 59.01/100
• National rank: #962
• State rank: #150 of 289 in IA

Livability — Toronto

• Score: 61/100
• State rank: #778
• US rank: #17735

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Toronto, IA
• Population (ZIP): 1,335

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 44,817 people
• By 2030: 43,090 · -3.9%
• By 2040: 39,513 · -11.8%
• By 2050: 36,209 · -19.2%
• By 2075: 31,888 · -28.8%
• By 2100: 30,382 · -32.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Iranian 2% Serbian 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Clinton

• 2024 margin: R (+18.9) · D 39.8% · R 58.6% · Other 1.6%
• 2008→2024 swing: -41.9pp toward R · 2008: 23.0pp · 2024: -18.9pp
• All cycles: 2024: R+18.9 2020: R+10.3 2016: R+5.1 2012: D+22.9 2008: D+23.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.17%
• Current HPI: 226.74
• 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

+134.6% since first listed

17 events — show timeline

• 2026-04-14 Pending — CRAAR, CDRMLS
• 2026-03-19 Price Changed $164,000 CRAAR, CDRMLS
• 2026-02-21 Listed $169,000 CRAAR, CDRMLS
• 2024-08-01 Sold (Public Records) $140,000 Public Records
• 2024-07-25 Sold (MLS) $140,000 MRED as Distributed by MLS Grid
• 2024-07-25 Sold (MLS) $140,000 RMLSA as Distributed by MLS Grid
• 2024-06-21 Pending — RMLSA as Distributed by MLS Grid
• 2024-06-11 Listed $155,000 MRED as Distributed by MLS Grid
• 2024-06-11 Listed $155,000 RMLSA as Distributed by MLS Grid
• 2022-08-31 Listing Removed — RMLSA as Distributed by MLS Grid
• 2022-08-31 Listing Removed — MRED as Distributed by MLS Grid
• 2022-08-20 Price Changed — RMLSA as Distributed by MLS Grid
• 2022-08-06 Price Changed — RMLSA as Distributed by MLS Grid
• 2022-08-06 Price Changed — RMLSA as Distributed by MLS Grid
• 2022-06-30 Listed — RMLSA as Distributed by MLS Grid
• 2001-05-24 Sold (MLS) $69,000 RMLSA as Distributed by MLS Grid
• 2000-10-30 Listed $69,900 RMLSA as Distributed by MLS Grid

Property tax history

+5.2%/yr

Latest (2025): $1,200 · -37.9% YoY. Source: county tax records.