102 S Madison St · Tingley, IA 50863

$40,000

5 bd · 1.0 ba · 1,422 sqft · Other public records · 177 Days on market

Built 1900 0.38 ac lot ↓ 19% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

need lots of space? The house and lot afford this for you. 5 large bedrooms and a double lot with detached garage. Two bedrooms on the main floor with full bath. Three more upstairs with a half bath. Bay window in dining room has stained glass at the top. Some nice shade trees including an oak by the front door. Root cellar. Original front door. Sliders from the kitchen to the back yard. Located near Sun Valley Lake, this home has a lot of potential.

Key facts

• Original front door
• Shade trees
• Double lot

Tags

• DOUBLE LOT
• BAY WINDOW
• STAINED GLASS
• SHADE TREES
• ROOT CELLAR
• ORIGINAL FRONT DOOR

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath other listed at $40k.

Deal economics

• At list price, monthly cash flow is $666 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#739 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Mount Ayr Community School District (rural): math 80% / reading 78% proficiency, ranked #41 of 289 in IA (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 2 active listings in the ZIP; 3 units permitted in Ringgold County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($277 loan paydown + $1k appreciation (3.0% local appreciation)).
• Ringgold County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 3.03% ✓
• Cap rate: 26.27%
• Cash-on-cash: 71.34%
• DSCR: 4.17
• GRM: 2.8

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: 76.0%
• Equity multiple: 5.22×
• Total profit: $47,256
• Equity at exit: $17,986

10-year hold

• IRR: 75.5%
• Equity multiple: 10.72×
• Total profit: $108,833
• Equity at exit: $27,718

Cash invested: $11,200 (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 50863

• Active inventory: 2
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,211 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $666

Break-even live

Break-even rent $368

Max offer price $40,000

Occupancy floor 40%

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $40,000 Active 177 DOM
2. 2026-06-17
   days on market $40,000 Active 176 DOM
3. 2026-06-16
   days on market $40,000 Active 175 DOM
4. 2026-06-15
   days on market $40,000 Active 174 DOM
5. 2026-06-13
   days on market $40,000 Active 172 DOM
6. 2026-06-12
   days on market $40,000 Active 171 DOM
7. 2026-06-09
   days on market $40,000 Active 168 DOM
8. 2026-06-08
   days on market $40,000 Active 167 DOM
9. 2026-06-07
   days on market $40,000 Active 166 DOM
10. 2026-06-07
    days on market $40,000 Active 165 DOM
11. 2026-06-04
    days on market $40,000 Active 162 DOM
12. 2026-06-02
    days on market $40,000 Active 161 DOM
13. 2026-06-01
    days on market $40,000 Active 160 DOM
14. 2026-05-31
    days on market $40,000 Active 159 DOM
15. 2026-05-31
    days on market $40,000 Active 158 DOM
16. 2026-01-16
    status Active 455-char remark

    Show marketing remark (455 chars)

    need lots of space? The house and lot afford this for you. 5 large bedrooms and a double lot with detached garage. Two bedrooms on the main floor with full bath. Three more upstairs with a half bath. Bay window in dining room has stained glass at the top. Some nice shade trees including an oak by the front door. Root cellar. Original front door. Sliders from the kitchen to the back yard. Located near Sun Valley Lake, this home has a lot of potential.

17. 2025-12-29
    historical Active Under Contract 455-char remark

    Show marketing remark (455 chars)

    need lots of space? The house and lot afford this for you. 5 large bedrooms and a double lot with detached garage. Two bedrooms on the main floor with full bath. Three more upstairs with a half bath. Bay window in dining room has stained glass at the top. Some nice shade trees including an oak by the front door. Root cellar. Original front door. Sliders from the kitchen to the back yard. Located near Sun Valley Lake, this home has a lot of potential.

18. 2025-12-29
    price $40,000 455-char remark

    Show marketing remark (455 chars)

    need lots of space? The house and lot afford this for you. 5 large bedrooms and a double lot with detached garage. Two bedrooms on the main floor with full bath. Three more upstairs with a half bath. Bay window in dining room has stained glass at the top. Some nice shade trees including an oak by the front door. Root cellar. Original front door. Sliders from the kitchen to the back yard. Located near Sun Valley Lake, this home has a lot of potential.

19. 2025-12-23
    listed $39,000 Active 455-char remark

    Show marketing remark (455 chars)

    need lots of space? The house and lot afford this for you. 5 large bedrooms and a double lot with detached garage. Two bedrooms on the main floor with full bath. Three more upstairs with a half bath. Bay window in dining room has stained glass at the top. Some nice shade trees including an oak by the front door. Root cellar. Original front door. Sliders from the kitchen to the back yard. Located near Sun Valley Lake, this home has a lot of potential.

20. 2025-06-04
    status Active
21. 2025-04-04
    status Pending
22. 2024-09-19
    price $40,000
23. 2024-02-02
    price $50,000
24. 2023-09-12
    price $60,000
25. 2023-08-09
    listed $80,000 Active
26. 2021-10-12
    soldstatus $48,000
27. 2021-10-12
    soldstatus $48,000
28. 2021-07-21
    listed $49,500

ⓘ 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: $772 · $64/mo
• Projected year-2 tax: $772 · $64/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 ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,531
• − Mortgage interest: −$2,241
• − Property taxes: −$772
• − Insurance: −$200
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$1,164
• Taxable income: $7,830
• Est. tax owed @ 24.0%: −$1,879
• After-tax cash flow: $6,111/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: Mount Ayr Community School District
• NCES district ID: 1919860
• Math proficiency: 80% ▼ -4.00%
• Reading proficiency: 78% ▼ -4.00%
• Median HH income: $45,087
• Composite: 66.38/100
• National rank: #422
• State rank: #41 of 289 in IA

Livability — Tingley

• Score: 62/100
• State rank: #739
• US rank: #17010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tingley, IA
• Population (ZIP): 191

Population outlook (Ringgold County) Hauer SSP2

• Today (2025): 4,919 people
• By 2030: 4,820 · -2.0%
• By 2040: 4,617 · -6.1%
• By 2050: 4,404 · -10.5%
• By 2075: 3,931 · -20.1%
• By 2100: 3,250 · -33.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 3% Lithuanian 3% Serbian 3%
• Languages at home: 97% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Ringgold

• 2024 margin: Solid R (+51.3) · D 23.8% · R 75.1% · Other 1.1%
• 2008→2024 swing: -45.2pp toward R · 2008: -6.1pp · 2024: -51.3pp
• All cycles: 2024: R+51.3 2020: R+46.4 2016: R+39.8 2012: R+7.2 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-19.2% since first listed

13 events — show timeline

• 2026-01-16 Relisted — IAR
• 2025-12-29 Contingent — IAR
• 2025-12-29 Price Changed $40,000 IAR
• 2025-12-23 Listed $39,000 IAR
• 2025-06-04 Relisted — DMMLS
• 2025-04-04 Pending — DMMLS
• 2024-09-19 Price Changed $40,000 DMMLS
• 2024-02-02 Price Changed $50,000 DMMLS
• 2023-09-12 Price Changed $60,000 DMMLS
• 2023-08-09 Listed $80,000 DMMLS
• 2021-10-12 Sold (Public Records) $48,000 Public Records
• 2021-10-12 Sold (MLS) $48,000 IAR
• 2021-07-21 Listed $49,500 IAR

Property tax history

+10.4%/yr

Latest (2025): $772 · -19.0% YoY. Source: county tax records.