555 Ripley Ct #27 · Harpers Ferry, IA 52146

$49,900

2 bd · 1.0 ba · 600 sqft · SingleFamily · 17 Days on market

Built 1968 Good condition $150/mo HOA · 19% of rent

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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 +27.0/30.0
• 1% rule +10.0/10.0
• DSCR +9.3/10.0
• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0

Listing remarks

Really nice 2 bedroom mobile home (cabin) in Harpers Ferry! Residential windows and doors, Metal roof and siding for easy maintenance, lovely landscaping with a concrete patio with awnings that can be pulled out. Large yard barn for your mower and tools etc. Very well kept- being sold "turn-key" and ready to go! What a great place to spend 4th of July with a birdseye view of the bluff! This one is in top notch condition with a new bathroom and full size washer and dryer and updated LVP throughout! Personal property only on Leased land. This is a manufactured home with no approved forms.

Key facts

• Metal roof
• Large yard barn
• New bathroom

Tags

• METAL ROOF
• LARGE YARD BARN
• CONCRETE PATIO
• UPDATED LVP
• NEW BATHROOM

Property features AI

Finance

• Other: Most furnishings included; Lawn shed included; Some seller's personal property excluded (shelving stand in bathroom)
• HOA & community: HOA fee listed annually (amount provided)

Exterior

• Parking: Includes a 4-seat gas golf cart (2021) — conveyed with the property
• Utilities: Municipal sewer; Shared well; Electric service; LP gas
• Home design: Single-story single-family home; One level (1 story)
• Construction: Aluminum/steel exterior construction
• Exterior features: Patio; Storage building on the lot; Aluminum/steel exterior

Interior

• Kitchen: Range/oven; Refrigerator; Microwave
• Bedrooms: Main-level primary bedroom, approximately 10 x 12; Main-level second bedroom, approximately 10 x 10
• Bathrooms: One full bathroom; No ensuite bathroom for the primary bedroom
• Heating & cooling: Wall A/C; Heating fuel: Electric and LP gas; Window A/C unit (listed among appliances)
• Interior features: Pantry; No basement (slab foundation); Living room on main level; Kitchen on main level
• Laundry & utility: Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $73 ($870/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($802 rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#657 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment C-, health & safety D, schools F.
• Allamakee Community School District (town): math 71% / reading 75% proficiency, ranked #103 of 289 in IA (top 36%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 23 active listings in the ZIP; 61 units permitted in Allamakee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($345 loan paydown + $4k appreciation (8.4% local appreciation)).
• Allamakee County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.4% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,151 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.61% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.94%
• DSCR: 1.53
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 2.90×
• Total profit: $26,497
• Equity at exit: $39,162

10-year hold

• IRR: 23.1%
• Equity multiple: 6.28×
• Total profit: $73,813
• Equity at exit: $78,962

Cash invested: $13,972 (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 52146

• Home prices YoY: 3.1%
• Active inventory: 23
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $802 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$150
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $73

Break-even live

Break-even rent $711

Max offer price $49,900

Occupancy floor 86%

Sensitivity live

Price	-10% $107	-5% $90	+0% $73	+5% $55	+10% $38
Rent	-10% $9	-5% $41	+0% $73	+5% $104	+10% $136
Rate	-1.0pp $98	-0.5pp $85	base $73	+0.5pp $60	+1.0pp $46

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: landscaping

Listing history 12 events

1. 2026-06-18
   days on market $49,900 Active 17 DOM
2. 2026-06-17
   pricedays on market $49,900 Active 16 DOM
3. 2026-06-16
   days on market $50,000 Active 15 DOM
4. 2026-06-15
   days on market $50,000 Active 14 DOM
5. 2026-06-14
   days on market $50,000 Active 12 DOM
6. 2026-06-10
   days on market $50,000 Active 9 DOM
7. 2026-06-09
   days on market $50,000 Active 8 DOM
8. 2026-06-08
   days on market $50,000 Active 7 DOM
9. 2026-06-07
   days on market $50,000 Active 6 DOM
10. 2026-06-03
    days on market $50,000 Active 2 DOM
11. 2026-06-02
    remarks 599-char remark
12. 2026-06-02
    listed $50,000 Active 1 DOM

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°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: $9,628
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$1,047
• − Repairs & maintenance: −$770
• − Management: −$770
• − HOA: −$1,800
• − Depreciation: −$1,452
• Taxable income: $245
• Est. tax owed @ 24.0%: −$59
• 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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained mobile home is in good condition with a fresh exterior and updated interior. It's ready for a new owner and would benefit from some cosmetic updates to further enhance its value.

Value-add opportunities

• Both Painting exterior — Fresh paint enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms — Freshens up the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Fresh paint enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Freshens up the space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Allamakee Community School District
• NCES district ID: 1903390
• Math proficiency: 71% ▼ -4.00%
• Reading proficiency: 75% ▲ 2.00%
• Median HH income: $48,705
• Composite: 61.72/100
• National rank: #738
• State rank: #103 of 289 in IA

Livability — Harpers Ferry

• Score: 63/100
• State rank: #657
• US rank: #15194

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harpers Ferry, IA
• Population (ZIP): 815

Population outlook (Allamakee County) Hauer SSP2

• Today (2025): 12,814 people
• By 2030: 12,146 · -5.2%
• By 2040: 10,750 · -16.1%
• By 2050: 9,506 · -25.8%
• By 2075: 7,779 · -39.3%
• By 2100: 6,870 · -46.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Portuguese 17% Hungarian 2% Iranian 1%

Political lean MEDSL · Allamakee

• 2024 margin: Solid R (+34.3) · D 32.2% · R 66.5% · Other 1.3%
• 2008→2024 swing: -48.6pp toward R · 2008: 14.2pp · 2024: -34.3pp
• All cycles: 2024: R+34.3 2020: R+29.1 2016: R+24.3 2012: D+4.1 2008: D+14.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.37%
• Current HPI: 279.9724
• 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

• 2026-06-01 Listed $50,000 SCWMLS