211 N Shuffleton St · Sigourney, IA 52591

$170,000

3 bd · 1.5 ba · 2,830 sqft · SingleFamily public records · 52 Days on market

Built 1900 8,712 sqft lot $60/sqft · 19% below area Est $169k · at est.

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Why this score? — see what drove the D+ 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).

• Appreciation +10.0/10.0
• Cash flow +8.2/30.0
• ARV discount +7.2/15.0
• Schools +6.1/10.0
• Livability +4.0/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0

Listing remarks

Charming 3-bedroom, 1.5-bath home full of character and thoughtful updates! You’ll love the beautiful original woodwork and detailed craftsmanship that give this home a warm, inviting feel. The full bathroom was remodeled in 2012, and key mechanical updates include a new boiler in 2020 along with improvements to the electrical and plumbing systems for added peace of mind. The property also features a spacious 2-stall detached garage with a brand new roof in 2024. A cozy wood stove adds extra charm and is negotiable with the sale. This home offers the perfect blend of classic style and modern updates—ready for you to move in and enjoy!

Key facts

• New boiler
• Remodeled bathroom
• Original woodwork

Tags

• ORIGINAL WOODWORK
• DETAILED CRAFTSMANSHIP
• REMODELED BATHROOM
• NEW BOILER
• IMPROVEMENTS TO ELECTRICAL
• IMPROVEMENTS TO PLUMBING

Property features AI

Exterior

• Parking: Detached gravel garage with 2 car spaces
• Utilities: Public water; Public sewer
• Home design: Two levels; Single-family residence; Residential property
• Construction: Metal siding
• Exterior features: Lot approximately 0.2 acres (66 x 132)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Window unit cooling
• Interior features: Fireplace (1); Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-159 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (16.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (24.8% below list).
• Recommended offer: $128k (24.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#108 in IA, #2,086 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Sigourney Community School District (rural): math 76% / reading 68% proficiency, ranked #122 of 289 in IA (top 42%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Sigourney Elementary (math 82% / reading 57%, grade A-, #224 of 616 statewide, top 42%, 323 students, 39% FRL); Sigourney Jr-Sr High Sch (math 72% / reading 75%, grade B+, #108 of 336 statewide, top 33%, 270 students, 34% FRL).
• Market conditions: 25 active listings in the ZIP; 1 units permitted in Keokuk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Keokuk County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$46k 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 ($165k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,847 (24.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.17%
• Cash-on-cash: -4.02%
• DSCR: 0.82
• GRM: 11.1

CMA / ARV

• ARV (median comp): $168,882
• List price: $170,000
• Delta: 0.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 E Pleasantview St	0.45mi	3/2.0	2,556 (-10%)	5mo	$263,500	$103	57
419 W Pleasant Valley St	0.54mi	3/1.0	2,658 (-6%)	13mo	$87,000	$33	52

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

Projected returns pro-forma

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

5-year hold

• IRR: 21.4%
• Equity multiple: 2.73×
• Total profit: $82,454
• Equity at exit: $153,149

10-year hold

• IRR: 19.4%
• Equity multiple: 6.27×
• Total profit: $250,826
• Equity at exit: $330,273

Cash invested: $47,600 (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 52591

• Home prices YoY: 22.5%
• Active inventory: 25
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$207 /mo · $2,484/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-159

Break-even live

Break-even rent $1,480

Max offer price $141,852

Occupancy floor —

Sensitivity live

Price	-10% $-63	-5% $-111	+0% $-159	+5% $-207	+10% $-256
Rent	-10% $-260	-5% $-210	+0% $-159	+5% $-109	+10% $-58
Rate	-1.0pp $-74	-0.5pp $-116	base $-159	+0.5pp $-203	+1.0pp $-248

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $170,000 Active 52 DOM
2. 2026-06-21
   days on market $170,000 Active 51 DOM
3. 2026-06-18
   days on market $170,000 Active 49 DOM
4. 2026-06-17
   days on market $170,000 Active 48 DOM
5. 2026-06-16
   days on market $170,000 Active 47 DOM
6. 2026-06-15
   days on market $170,000 Active 46 DOM
7. 2026-06-13
   days on market $170,000 Active 44 DOM
8. 2026-06-12
   days on market $170,000 Active 43 DOM
9. 2026-06-09
   days on market $170,000 Active 40 DOM
10. 2026-06-08
    days on market $170,000 Active 39 DOM
11. 2026-06-07
    days on market $170,000 Active 38 DOM
12. 2026-06-04
    days on market $170,000 Active 34 DOM
13. 2026-06-02
    days on market $170,000 Active 33 DOM
14. 2026-06-01
    days on market $170,000 Active 32 DOM
15. 2026-05-31
    days on market $170,000 Active 31 DOM
16. 2026-05-31
    days on market $170,000 Active 30 DOM
17. 2026-04-29
    listed $170,000 Active 654-char remark
18. 2025-02-24
    soldstatus $165,000
19. 2010-08-10
    soldstatus $95,000
20. 2006-02-16
    soldstatus $112,000

ⓘ 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: $2,484 · $207/mo
• Projected year-2 tax: $2,576 · $215/mo
• Expected delta: +$92/yr (+$8/mo · 3.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,342
• − Mortgage interest: −$9,523
• − Property taxes: −$2,484
• − Insurance: −$850
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$4,945
• Taxable loss: −$4,915
• Est. tax savings @ 24.0%: +$1,180
• After-tax cash flow: $-732/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: Sigourney Community School District
• NCES district ID: 1926280
• Math proficiency: 76% ▼ -7.00%
• Reading proficiency: 68% ▼ -9.00%
• Median HH income: $44,250
• Composite: 60.52/100
• National rank: #840
• State rank: #122 of 289 in IA

Livability — Sigourney

• Score: 79/100
• State rank: #108
• US rank: #2086

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sigourney, IA
• Population (ZIP): 2,646

Population outlook (Keokuk County) Hauer SSP2

• Today (2025): 9,354 people
• By 2030: 8,885 · -5.0%
• By 2040: 7,956 · -14.9%
• By 2050: 7,123 · -23.9%
• By 2075: 5,777 · -38.2%
• By 2100: 4,808 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Italian 3% English 2% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 4%

Political lean MEDSL · Keokuk

• 2024 margin: Solid R (+51.5) · D 23.7% · R 75.2% · Other 1.1%
• 2008→2024 swing: -47.9pp toward R · 2008: -3.6pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+44.9 2016: R+43.6 2012: R+10.4 2008: R+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 47.08%
• Current HPI: 256.0682
• 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

+51.8% since first listed

4 events — show timeline

• 2026-04-29 Listed $170,000 IAR
• 2025-02-24 Sold (Public Records) $165,000 Public Records
• 2010-08-10 Sold (Public Records) $95,000 Public Records
• 2006-02-16 Sold (Public Records) $112,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $2,484 · -0.6% YoY. Source: county tax records.