728 Magnolia Way · Tiffin, IA 52340

$309,990

4 bd · 2.5 ba · 1,767 sqft · Condo · 21 Days on market

Built 2025 Good condition

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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).

• Cash flow +10.8/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to the Emerson in Prairie Village Twinhomes - a two-story duplex offering 1,767 sq. ft. of thoughtfully designed living space with 4 bedrooms and 2.5 baths. Perfect for a variety of lifestyles, the main level showcases an open-concept layout with a spacious living room, cozy electric fireplace, and large windows for natural light. The kitchen flows seamlessly into the dining area and includes white cabinetry, stainless steel appliances, a walk-in pantry, and a large center island. A guest bathroom, coat closet, and access to the attached 2-car garage complete the main floor. Upstairs, the private primary suite sits at the rear of the home and features a walk-in shower, dual sin

Key facts

• Large windows
• White cabinetry
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• COZY ELECTRIC FIREPLACE
• LARGE WINDOWS
• WHITE CABINETRY
• STAINLESS STEEL APPLIANCES
• WALK-IN PANTRY

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer
• Home design: Townhouse condominium; Two levels; New construction by D.R. Horton
• Construction: New construction; Built by DR Horton
• Exterior features: Public lot setting (0.15 acre)

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: Upper-level laundry (bedroom locations not specified)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Heating with natural gas and fireplace insert
• Interior features: See remarks; Electric fireplace insert in the great room; Basement with concrete floor
• Laundry & utility: Laundry on upper level

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath condo listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (18.2% below list).
• Recommended offer: $254k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.2% in Tiffin — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#220 in IA, #4,085 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: health & safety D, amenities F, commute F.
• Clear Creek Amana Community School District (rural): math 73% / reading 75% proficiency, ranked #72 of 289 in IA (top 25%) — strong family-tenant draw, lease renewals of 3-5y typical; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Tiffin Elementary (math 67% / reading 52%, grade B-, #390 of 616 statewide, top 69%, 400 students, 30% FRL); Clear Creek Amana Middle School (math 76% / reading 76%, grade A, #59 of 246 statewide, top 26%, 640 students, 29% FRL); Clear Creek Amana High School (math 71% / reading 85%, grade A-, #53 of 336 statewide, top 16%, 728 students, 23% FRL).
• Market conditions: 216 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 714 units permitted in Johnson County in 2024 (158 in 5+ unit buildings).
• This rent runs 31% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Johnson County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.

Recommended offer $253,578 (18.2% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.92%
• DSCR: 0.91
• GRM: 10.2

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: -19.5%
• Equity multiple: 0.32×
• Total profit: $-59,047
• Equity at exit: $46,221

10-year hold

• IRR: -12.2%
• Equity multiple: 0.28×
• Total profit: $-62,661
• Equity at exit: $26,802

Cash invested: $86,797 (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 52340

• Home prices YoY: -8.8%
• Active inventory: 216
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,536 medium
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$387 /mo · $4,650/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-139

Break-even live

Break-even rent $2,712

Max offer price $289,876

Occupancy floor —

Sensitivity live

Price	-10% $75	-5% $-32	+0% $-139	+5% $-246	+10% $-353
Rent	-10% $-339	-5% $-239	+0% $-139	+5% $-39	+10% $61
Rate	-1.0pp $17	-0.5pp $-60	base $-139	+0.5pp $-219	+1.0pp $-301

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: $77,498
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
630 Catherine Dr Tiffin, IA	3.0	3.5	1795	$2,350	$1.31	15d	1	0.43mi
628 Catherine Dr Tiffin, IA	3.0	3.5	1795	$2,350	$1.31	15d	1	0.43mi
425 Bainberry St Tiffin, IA	3.0	2.5	1750	$2,045	$1.17	45d	2	1.43mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: electric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-17
   status $309,990 Pending 21 DOM
2. 2026-06-16
   days on market $309,990 Active 21 DOM
3. 2026-06-15
   days on market $309,990 Active 20 DOM
4. 2026-06-14
   days on market $309,990 Active 18 DOM
5. 2026-06-13
   days on market $309,990 Active 17 DOM
6. 2026-06-10
   days on market $309,990 Active 15 DOM
7. 2026-06-09
   days on market $309,990 Active 14 DOM
8. 2026-06-08
   days on market $309,990 Active 13 DOM
9. 2026-06-07
   days on market $309,990 Active 12 DOM
10. 2026-06-05
    days on market $309,990 Active 9 DOM
11. 2026-06-03
    days on market $309,990 Active 8 DOM
12. 2026-06-02
    days on market $309,990 Active 7 DOM
13. 2026-06-01
    days on market $309,990 Active 6 DOM
14. 2026-05-31
    days on market $309,990 Active 5 DOM
15. 2026-05-30
    days on market $309,990 Active 4 DOM
16. 2026-05-21
    listed $309,990 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $30,429
• − Mortgage interest: −$17,364
• − Property taxes: −$4,650
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,434
• − Management: −$2,434
• − Depreciation: −$9,018
• Taxable loss: −$7,021
• Est. tax savings @ 24.0%: +$1,685
• After-tax cash flow: $17/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 · 15 photos

Good 80/100 Cosmetic rehab

This well-maintained, move-in-ready home offers a good condition with a good rehab level. It has a good condition score of 80 and is ready for minor cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a home look more inviting and modern
• Rental Replace carpets with hardwood flooring — Hardwood flooring is more durable and easier to maintain, attracting renters
• Both Add smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a home look more inviting and modern ↑
• Rental Replace carpets with hardwood flooring — Hardwood flooring is more durable and easier to maintain, attracting renters ↑
• Both Add smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient ↑

ⓘ 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: Clear Creek Amana Community School District
• NCES district ID: 1907590
• Math proficiency: 73% ▼ -6.00%
• Reading proficiency: 75% ▼ -1.00%
• Median HH income: $62,915
• Composite: 63.92/100
• National rank: #586
• State rank: #72 of 289 in IA

Livability — Tiffin

• Score: 75/100
• State rank: #220
• US rank: #4085

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tiffin, IA
• County: Johnson County · 132,710 people
• City population: 6,128
• Metro: Iowa City, IA
• Population (ZIP): 6,128
• Household income: $98,393
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 149.0

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 180,405 people
• By 2030: 200,014 · +10.9%
• By 2040: 241,428 · +33.8%
• By 2050: 288,144 · +59.7%
• By 2075: 420,009 · +132.8%
• By 2100: 546,596 · +203.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 7% Black 5% Hispanic / Latino 5% Asian 3%
• Common ancestry: Italian 7% Portuguese 5% Romanian 3%
• Foreign-born: 4% · China, United Kingdom, Canada
• Languages at home: 95% English-only · Chinese 1% Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Johnson

• 2024 margin: Solid D (+38.1) · D 68.4% · R 30.3% · Other 1.3%
• 2008→2024 swing: -3.4pp toward R · 2008: 41.5pp · 2024: 38.1pp
• All cycles: 2024: D+38.1 2020: D+43.2 2016: D+38.3 2012: D+35.4 2008: D+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.59%
• Current HPI: 172.251
• Rent YoY: —
• Metro: Iowa City, IA
• 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

• 2026-05-21 Listed $309,990 CRAAR, CDRMLS