218 Stephans St · Tiffin, IA 52340

$280,000

3 bd · 2.0 ba · 1,929 sqft · SingleFamily public records · 31 Days on market

Built 1995 6,098 sqft lot Est $343k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.6/30.0
• Schools +6.4/10.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Accepted Offer- Continue to show for Back-up offers. Well-maintained 3 bedroom 2 bathroom zero-lot home in desirable Tiffin! This inviting property features a bright solarium sunroom - perfect for relaxing year-round- along with a fully fenced backyard ideal for pets, play, or entertaining. The functional kitchen, living space and 2 main floor bedrooms with recently updated LVP flooring. Conveniently located main level laundry, with full bath. A large Upper loft bedroom/family room with walk-in closet and private bath offer more functional space. 2 Car attached garage, Newer fence and a New Patio Slider 2020. Note that Seller to close on or after 8/10/2026

Key facts

• Private bath
• New patio slider
• Solarium sunroom

Tags

• SOLARIUM SUNROOM
• FULLY FENCED BACKYARD
• MAIN LEVEL LAUNDRY
• UPPER LOFT BEDROOM
• PRIVATE BATH
• NEW PATIO SLIDER

Property features AI

Finance

• Other: Located in the Tiffin East subdivision
• HOA & community: Association fees billed annually

Exterior

• Parking: Attached garage with 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential property; Zero-lot property; 2 stories
• Construction: Vinyl siding, brick and frame construction; Slab foundation
• Exterior features: Patio; Fenced yard; Contaminant control for improved indoor air quality; Sidewalks and street lights in the community

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Water softener (owned)
• Bedrooms: Master downstairs
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric and natural gas heating; Baseboard heat
• Interior features: Vaulted ceilings; Master bedroom on the main level; Skylight(s); Gas fireplace in the living room
• Laundry & utility: Washer and dryer included; Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-37 ($-443/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (15.6% below list).
• Recommended offer: $236k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 16d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 31 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $202k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $236,326 (15.6% 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. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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 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: 0.84% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.56%
• DSCR: 0.97
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $343,362
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 Croell Ave	0.44mi	4/2.5 (+1)	1,924 (-0%)	1mo	$300,000	$156	71
812 Croell Ave	0.52mi	3/3.0	1,993 (+3%)	2mo	$339,000	$170	65
701 E Goldfinch Dr	0.46mi	4/3.0 (+1)	2,042 (+6%)	2mo	$369,990	$181	58
725 E Goldfinch Dr	0.51mi	4/3.0 (+1)	2,042 (+6%)	1mo	$367,390	$180	57
611 Croell Ave	0.30mi	4/3.0 (+1)	2,160 (+12%)	0mo	$343,000	$159	56
910 Hillside Dr	0.75mi	3/3.0	1,811 (-6%)	1mo	$306,000	$169	50
608 Maddie Ln	0.41mi	4/3.0 (+1)	2,191 (+14%)	1mo	$399,990	$183	48
304 Nightingale Dr	0.62mi	4/3.0 (+1)	1,766 (-8%)	2mo	$351,000	$199	47
911 Hillside Dr	0.73mi	3/3.0	2,130 (+10%)	2mo	$347,000	$163	43
729 E Goldfinch Dr	0.52mi	4/3.0 (+1)	2,191 (+14%)	2mo	$389,990	$178	42
732 E Goldfinch Dr	0.55mi	4/3.0 (+1)	2,190 (+14%)	1mo	$393,990	$180	42
724 E Goldfinch Dr	0.53mi	4/3.0 (+1)	2,191 (+14%)	2mo	$384,990	$176	42

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-47,704
• Equity at exit: $41,749

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-44,497
• Equity at exit: $24,209

Cash invested: $78,400 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,363 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$319 /mo · $3,826/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-37

Break-even live

Break-even rent $2,410

Max offer price $273,486

Occupancy floor 97%

Sensitivity live

Price	-10% $122	-5% $42	+0% $-37	+5% $-116	+10% $-195
Rent	-10% $-224	-5% $-130	+0% $-37	+5% $56	+10% $150
Rate	-1.0pp $104	-0.5pp $34	base $-37	+0.5pp $-109	+1.0pp $-183

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
628 Catherine Dr Tiffin, IA	3.0	3.5	1795	$2,350	$1.31	15d	1	0.76mi
630 Catherine Dr Tiffin, IA	3.0	3.5	1795	$2,350	$1.31	15d	1	0.76mi
425 Bainberry St Tiffin, IA	3.0	2.5	1750	$2,045	$1.17	46d	2	1.06mi

Listing history 10 events

1. 2026-06-07
   statusdays on market $280,000 Pending 31 DOM
2. 2026-06-05
   days on market $280,000 Active 28 DOM
3. 2026-06-03
   remarks 665-char remark
4. 2026-06-03
   days on market $280,000 Active 27 DOM
5. 2026-06-02
   days on market $280,000 Active 26 DOM
6. 2026-06-01
   days on market $280,000 Active 25 DOM
7. 2026-05-31
   days on market $280,000 Active 24 DOM
8. 2026-05-30
   days on market $280,000 Active 23 DOM
9. 2026-05-07
   listed $280,000 Active
10. 2019-06-19
    soldstatus $202,000

ⓘ 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: $3,826 · $319/mo
• Projected year-2 tax: $4,111 · $343/mo
• Expected delta: +$285/yr (+$24/mo · 7.4%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $28,359
• − Mortgage interest: −$15,684
• − Property taxes: −$3,826
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,269
• − Management: −$2,269
• − Depreciation: −$8,145
• Taxable loss: −$5,234
• Est. tax savings @ 24.0%: +$1,256
• After-tax cash flow: $814/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: 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

+38.6% since first listed

2 events — show timeline

• 2026-05-07 Listed $280,000 ICAARMLS
• 2019-06-19 Sold (Public Records) $202,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,826 · +3.4% YoY. Source: county tax records.