511 W 8th St · Tipton, IA 52772

$75,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 8 Days on market

Built 1948 3,550 sqft lot Est $105k · 28% under

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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 +16.9/30.0
• ARV discount +15.0/15.0
• 1% rule +5.7/10.0
• Schools +5.7/10.0
• DSCR +5.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Adorable Tipton cottage featuring 2 bedrooms, 1 bath, and a fully fenced yard perfect for pets or play. Enjoy the peace of mind of newer windows and a cozy, easy-to-maintain layout. A great opportunity to own a charming home in a friendly small-town setting! Sold as-is. * * OFFER DEADLINE 11/24 AT 1PM * *

Key facts

• 3,550 sq ft lot
• Built 1948
• Listed 8 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $49 ($586/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($799 rent vs $75k).
• Cap rate 7.1% vs local median 1.8% in Tipton — 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 79/100 on livability (#111 in IA, #2,123 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Tipton Community School District (town): math 62% / reading 72% proficiency, ranked #171 of 289 in IA (top 59%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Tipton Elementary School (math 62% / reading 57%, grade B-, #390 of 616 statewide, top 69%, 339 students, 37% FRL); Tipton Middle School (math 66% / reading 73%, grade A, #113 of 246 statewide, top 49%, 292 students, 32% FRL); Tipton High School (math 58% / reading 77%, grade B, #186 of 336 statewide, top 57%, 310 students, 22% FRL).
• Market conditions: 63 active listings in the ZIP; 89 units permitted in Cedar County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cedar County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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. 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: 1.07% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.79%
• DSCR: 1.12
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $104,832
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 W 8th St	0.00mi	2/1.0	712 (+6%)	3mo	$68,000	$96	87
1014 Sycamore St	0.29mi	2/1.0	739 (+10%)	22mo	$115,000	$156	52

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

Projected returns pro-forma

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

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-8,990
• Equity at exit: $11,183

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-3,613
• Equity at exit: $6,485

Cash invested: $21,000 (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 52772

• Home prices YoY: -13.7%
• Active inventory: 63
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $799 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$158 /mo · $1,894/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $49

Break-even live

Break-even rent $737

Max offer price $75,000

Occupancy floor 89%

Sensitivity live

Price	-10% $91	-5% $70	+0% $49	+5% $28	+10% $6
Rent	-10% $-14	-5% $17	+0% $49	+5% $80	+10% $112
Rate	-1.0pp $87	-0.5pp $68	base $49	+0.5pp $29	+1.0pp $10

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-05-24
   status Pending
2. 2026-05-24
   status Pending
3. 2026-05-22
   status Pending
4. 2026-03-10
   soldstatus $68,000
5. 2026-03-09
   soldstatus $68,000 Closed
6. 2026-03-09
   soldstatus $68,000 Closed
7. 2026-03-09
   soldstatus $68,000 Closed
8. 2026-03-09
   soldstatus $68,000 Closed
9. 2026-02-04
   status Pending
10. 2026-01-27
    status Active
11. 2026-01-08
    status Pending
12. 2026-01-05
    historical
13. 2025-11-25
    status Pending
14. 2025-11-25
    historical
15. 2025-11-25
    historical
16. 2025-11-20
    listed $75,000
17. 2025-11-20
    listed Active
18. 2017-10-24
    soldstatus $67,375
19. 2017-10-13
    soldstatus $67,500
20. 2017-10-13
    soldstatus $67,500
21. 2017-10-13
    soldstatus $67,500
22. 2017-10-13
    soldstatus $67,500
23. 2017-04-10
    listed $67,500
24. 2017-04-10
    listed $67,500
25. 2017-04-10
    listed $67,500
26. 2017-04-10
    listed $67,500
27. 2013-09-03
    listed $47,500
28. 2013-09-03
    listed $47,500

ⓘ 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: $1,894 · $158/mo
• Projected year-2 tax: $1,894 · $158/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,589
• − Mortgage interest: −$4,201
• − Property taxes: −$1,894
• − Insurance: −$375
• − Repairs & maintenance: −$767
• − Management: −$767
• − Depreciation: −$2,182
• Taxable loss: −$598
• Est. tax savings @ 24.0%: +$143
• After-tax cash flow: $730/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: Tipton Community School District
• NCES district ID: 1927870
• Math proficiency: 62% ▼ -7.00%
• Reading proficiency: 72% ▲ 5.00%
• Median HH income: $55,497
• Composite: 57.37/100
• National rank: #1079
• State rank: #171 of 289 in IA

Livability — Tipton

• Score: 79/100
• State rank: #111
• US rank: #2123

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tipton, IA
• Population (ZIP): 5,186

Population outlook (Cedar County) Hauer SSP2

• Today (2025): 18,416 people
• By 2030: 18,294 · -0.7%
• By 2040: 17,771 · -3.5%
• By 2050: 16,841 · -8.6%
• By 2075: 14,503 · -21.2%
• By 2100: 11,301 · -38.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Portuguese 3% Lithuanian 3% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Cedar

• 2024 margin: Strong R (+21.8) · D 38.4% · R 60.1% · Other 1.5%
• 2008→2024 swing: -31.4pp toward R · 2008: 9.6pp · 2024: -21.8pp
• All cycles: 2024: R+21.8 2020: R+17.0 2016: R+18.1 2012: D+4.4 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.33%
• Current HPI: 203.8004
• 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

+43.2% since first listed

28 events — show timeline

• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-24 Pending — MRED as Distributed by MLS Grid
• 2026-05-22 Pending — MRED as Distributed by MLS Grid
• 2026-03-10 Sold (Public Records) $68,000 Public Records
• 2026-03-09 Sold (MLS) $68,000 MRED as Distributed by MLS Grid
• 2026-03-09 Sold (MLS) $68,000 MRED as Distributed by MLS Grid
• 2026-03-09 Sold (MLS) $68,000 MRED as Distributed by MLS Grid
• 2026-03-09 Sold (MLS) $68,000 MRED as Distributed by MLS Grid
• 2026-02-04 Pending — MRED as Distributed by MLS Grid
• 2026-01-27 Relisted — MRED as Distributed by MLS Grid
• 2026-01-08 Pending — MRED as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-25 Pending — RMLSA as Distributed by MLS Grid
• 2025-11-25 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-11-25 Listing Removed — MRED as Distributed by MLS Grid
• 2025-11-20 Listed — RMLSA as Distributed by MLS Grid
• 2025-11-20 Listed $75,000 MRED as Distributed by MLS Grid
• 2017-10-24 Sold (Public Records) $67,375 Public Records
• 2017-10-13 Sold (MLS) $67,500 ICAARMLS
• 2017-10-13 Sold (MLS) $67,500 CRAAR, CDRMLS
• 2017-10-13 Sold (MLS) $67,500 RMLSA as Distributed by MLS Grid
• 2017-10-13 Sold (MLS) $67,500 MRED as Distributed by MLS Grid
• 2017-04-10 Listed $67,500 ICAARMLS
• 2017-04-10 Listed $67,500 CRAAR, CDRMLS
• 2017-04-10 Listed $67,500 RMLSA as Distributed by MLS Grid
• 2017-04-10 Listed $67,500 MRED as Distributed by MLS Grid
• 2013-09-03 Listed $47,500 CRAAR, CDRMLS
• 2013-09-03 Listed $47,500 ICAARMLS

Property tax history

+9.0%/yr

Latest (2025): $1,894 · +44.4% YoY. Source: county tax records.