327 N Shuffleton St · Sigourney, IA 52591

$90,000

3 bd · 2.0 ba · 2,347 sqft · SingleFamily public records · 117 Days on market

Built 1900 0.29 ac lot $38/sqft · 46% below area Est $167k · 46% under ↓ 20% since listing

---

Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.9/10.0
• Schools +6.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming, turn of the century two story, with several updates, located on a corner lot. Updates include new roof (including new sheeting) 2024, furnace 2019, plumbing and 200 amp electrical 2009, kitchen & main bathroom remodels 2009, and main support beam in basement replaced in 2009. The main level features an enclosed porch, an open concept, beautiful and spacious eat-in kitchen featuring lots of cabinetry and large windows overlooking the back yard, formal dining room & living room with beautiful hardwood floors, spacious laundry room (could double as an office/bedroom), 3/4 bathroom with walk in shower, and a grand staircase that leads upstairs. The upper level features 3 large bedrooms, a 3/4 bathroom, and a large walk-in attic which offers great storage! This home boasts several large walk-in closets and stained glass windows which add so much character! Outside you will find a single car garage & a large shed. Sit out on the huge back deck which offers easy access with a ramp and stairs. Don't miss out on this one! Contact an agent to schedule a showing today!

Key facts

• Plumbing
• 200 amp electrical
• Furnace

Tags

• CORNER LOT
• NEW ROOF
• FURNACE
• PLUMBING
• 200 AMP ELECTRICAL
• KITCHEN REMODEL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.

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.
• 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 $10k of equity ($622 loan paydown + $9k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 117 days — a 9% lower offer ($82k) 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 $81,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 117 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.39% ✓
• Cap rate: 10.96%
• Cash-on-cash: 16.66%
• DSCR: 1.74
• GRM: 6.0

CMA / ARV

• ARV (median comp): $167,059
• List price: $90,000
• Delta: -46.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 E Jackson St	0.05mi	3/4.0	2,360 (+1%)	9mo	$380,000	$161	82
315 S Main St	0.40mi	4/1.5 (+1)	2,228 (-5%)	5mo	$25,000	$11	62
707 E Pleasantview St	0.55mi	3/2.0	2,556 (+9%)	5mo	$263,500	$103	55
907 E South St	0.60mi	4/3.5 (+1)	2,364 (+1%)	6mo	$330,000	$140	55
621 W Pleasant Valley St	0.68mi	4/2.0 (+1)	2,267 (-3%)	22mo	$113,500	$50	39
419 W Pleasant Valley St	0.62mi	3/1.0	2,658 (+13%)	13mo	$87,000	$33	34

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: 36.6%
• Equity multiple: 3.83×
• Total profit: $71,333
• Equity at exit: $81,079

10-year hold

• IRR: 31.6%
• Equity multiple: 8.64×
• Total profit: $192,599
• Equity at exit: $174,850

Cash invested: $25,200 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$132 /mo · $1,578/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $350

Break-even live

Break-even rent $811

Max offer price $90,000

Occupancy floor 67%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $90,000 Active 117 DOM
2. 2026-06-17
   days on market $90,000 Active 116 DOM
3. 2026-06-16
   days on market $90,000 Active 115 DOM
4. 2026-06-16
   price $90,000 Active 114 DOM
5. 2026-06-15
   days on market $99,900 Active 114 DOM
6. 2026-06-13
   days on market $99,900 Active 112 DOM
7. 2026-06-12
   days on market $99,900 Active 111 DOM
8. 2026-06-09
   days on market $99,900 Active 108 DOM
9. 2026-06-08
   days on market $99,900 Active 107 DOM
10. 2026-06-07
    days on market $99,900 Active 106 DOM
11. 2026-06-04
    days on market $99,900 Active 102 DOM
12. 2026-06-02
    days on market $99,900 Active 101 DOM
13. 2026-06-01
    days on market $99,900 Active 100 DOM
14. 2026-05-31
    days on market $99,900 Active 99 DOM
15. 2026-05-31
    days on market $99,900 Active 98 DOM
16. 2026-04-27
    price $99,900 1103-char remark

    Show marketing remark (1103 chars)

    Charming, turn of the century two story, with several updates, located on a corner lot. Updates include new roof (including new sheeting) 2024, furnace 2019, plumbing and 200 amp electrical 2009, kitchen & main bathroom remodels 2009, and main support beam in basement replaced in 2009. The main level features an enclosed porch, an open concept, beautiful and spacious eat-in kitchen featuring lots of cabinetry and large windows overlooking the back yard, formal dining room & living room with beautiful hardwood floors, spacious laundry room (could double as an office/bedroom), 3/4 bathroom with walk in shower, and a grand staircase that leads upstairs. The upper level features 3 large bedrooms, a 3/4 bathroom, and a large walk-in attic which offers great storage! This home boasts several large walk-in closets and stained glass windows which add so much character! Outside you will find a single car garage & a large shed. Sit out on the huge back deck which offers easy access with a ramp and stairs. Don't miss out on this one! Contact an agent to schedule a showing today!

17. 2026-04-14
    price $115,000 1103-char remark

    Show marketing remark (1103 chars)

    Charming, turn of the century two story, with several updates, located on a corner lot. Updates include new roof (including new sheeting) 2024, furnace 2019, plumbing and 200 amp electrical 2009, kitchen & main bathroom remodels 2009, and main support beam in basement replaced in 2009. The main level features an enclosed porch, an open concept, beautiful and spacious eat-in kitchen featuring lots of cabinetry and large windows overlooking the back yard, formal dining room & living room with beautiful hardwood floors, spacious laundry room (could double as an office/bedroom), 3/4 bathroom with walk in shower, and a grand staircase that leads upstairs. The upper level features 3 large bedrooms, a 3/4 bathroom, and a large walk-in attic which offers great storage! This home boasts several large walk-in closets and stained glass windows which add so much character! Outside you will find a single car garage & a large shed. Sit out on the huge back deck which offers easy access with a ramp and stairs. Don't miss out on this one! Contact an agent to schedule a showing today!

18. 2026-02-21
    listed $125,000 Active 1103-char remark

    Show marketing remark (1103 chars)

    Charming, turn of the century two story, with several updates, located on a corner lot. Updates include new roof (including new sheeting) 2024, furnace 2019, plumbing and 200 amp electrical 2009, kitchen & main bathroom remodels 2009, and main support beam in basement replaced in 2009. The main level features an enclosed porch, an open concept, beautiful and spacious eat-in kitchen featuring lots of cabinetry and large windows overlooking the back yard, formal dining room & living room with beautiful hardwood floors, spacious laundry room (could double as an office/bedroom), 3/4 bathroom with walk in shower, and a grand staircase that leads upstairs. The upper level features 3 large bedrooms, a 3/4 bathroom, and a large walk-in attic which offers great storage! This home boasts several large walk-in closets and stained glass windows which add so much character! Outside you will find a single car garage & a large shed. Sit out on the huge back deck which offers easy access with a ramp and stairs. Don't miss out on this one! Contact an agent to schedule a showing today!

ⓘ 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: $1,578 · $132/mo
• Projected year-2 tax: $1,578 · $132/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 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: $15,051
• − Mortgage interest: −$5,041
• − Property taxes: −$1,578
• − Insurance: −$450
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$2,618
• Taxable income: $2,956
• Est. tax owed @ 24.0%: −$709
• After-tax cash flow: $3,490/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

-20.1% since first listed

3 events — show timeline

• 2026-04-27 Price Changed $99,900 IAR
• 2026-04-14 Price Changed $115,000 IAR
• 2026-02-21 Listed $125,000 IAR

Property tax history

+1.4%/yr

Latest (2025): $1,578 · -6.5% YoY. Source: county tax records.