1000 Creekside Dr · Tiffin, IA 52340

$307,500

3 bd · 3.0 ba · 1,865 sqft · Other · 12 Days on market

Built 2022 6,098 sqft lot

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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 +10.1/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PHOTOS OF SIMILAR PROPERTY. FINISHES WILL VARY. Split foyer zero lot with all the right features. 3 bedrooms, 3 bathrooms, 2 car garage. Main level features a gas fireplace in the living room, breakfast bar in kitchen with nice dining area, a large master bedroom with walk-in closet and master bathroom. Covered deck. Walkout lower level features a large rec. room, 3rd bedroom, bathroom, and laundry area. Quality construction and attractive finishes! Right Side.

Key facts

• Cozy gas fireplace
• Open-concept layout
• 2 garage spots

Tags

• PRIVATE BACKYARD SETTING
• OPEN-CONCEPT LAYOUT
• COZY GAS FIREPLACE
• STAINLESS STEEL APPLIANCES
• DEDICATED DINING AREA
• MASSIVE WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $308k.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (19.9% below list).
• Recommended offer: $246k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 714 units permitted in Johnson County in 2024 (158 in 5+ unit buildings).
• This rent runs 30% 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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.

Recommended offer $246,423 (19.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.80% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.49%
• DSCR: 0.89
• GRM: 10.4

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: -20.4%
• Equity multiple: 0.29×
• Total profit: $-61,148
• Equity at exit: $45,849

10-year hold

• IRR: -13.5%
• Equity multiple: 0.21×
• Total profit: $-67,719
• Equity at exit: $26,587

Cash invested: $86,100 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,464 medium
• Mortgage (P&I): −$1,613
• Tax est. 1.5%: −$384 /mo · $4,612/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-178

Break-even live

Break-even rent $2,690

Max offer price $281,698

Occupancy floor —

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: $76,875
• Closing costs: $9,225
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
630 Catherine Dr Tiffin, IA	3.0	3.5	1795	$2,350	$1.31	13d	1	0.31mi
628 Catherine Dr Tiffin, IA	3.0	3.5	1795	$2,350	$1.31	13d	1	0.31mi

Listing history 9 events

1. 2026-03-13
   status Pending
2. 2026-03-12
   price $307,500
3. 2026-03-01
   listed $315,000 Active
4. 2022-10-31
   soldstatus $269,900 Closed 465-char remark

   Show marketing remark (556 chars)

   PHOTOS OF SIMILAR PROPERTY. FINISHES WILL VARY. Split foyer zero lot with all the right features. 3 bedrooms, 3 bathrooms, 2 car garage. Main level features a gas fireplace in the living room, breakfast bar in kitchen with nice dining area, a large master bedroom with walk-in closet and master bathroom. Covered deck. Walkout lower level features a large rec. room, 3rd bedroom, bathroom, and laundry area. Quality construction and attractive finishes! Right Side. Sienna cabinets in the Kitchen and other bathrooms. White cabinets in the Master bathroom.

5. 2022-10-31
   soldstatus $269,900 Closed 556-char remark

   Show marketing remark (556 chars)

   PHOTOS OF SIMILAR PROPERTY. FINISHES WILL VARY. Split foyer zero lot with all the right features. 3 bedrooms, 3 bathrooms, 2 car garage. Main level features a gas fireplace in the living room, breakfast bar in kitchen with nice dining area, a large master bedroom with walk-in closet and master bathroom. Covered deck. Walkout lower level features a large rec. room, 3rd bedroom, bathroom, and laundry area. Quality construction and attractive finishes! Right Side. Sienna cabinets in the Kitchen and other bathrooms. White cabinets in the Master bathroom.

6. 2022-08-03
   listed Active Under Contract 465-char remark

   Show marketing remark (465 chars)

   PHOTOS OF SIMILAR PROPERTY. FINISHES WILL VARY. Split foyer zero lot with all the right features. 3 bedrooms, 3 bathrooms, 2 car garage. Main level features a gas fireplace in the living room, breakfast bar in kitchen with nice dining area, a large master bedroom with walk-in closet and master bathroom. Covered deck. Walkout lower level features a large rec. room, 3rd bedroom, bathroom, and laundry area. Quality construction and attractive finishes! Right Side.

7. 2022-03-10
   historical 556-char remark

   Show marketing remark (556 chars)

   PHOTOS OF SIMILAR PROPERTY. FINISHES WILL VARY. Split foyer zero lot with all the right features. 3 bedrooms, 3 bathrooms, 2 car garage. Main level features a gas fireplace in the living room, breakfast bar in kitchen with nice dining area, a large master bedroom with walk-in closet and master bathroom. Covered deck. Walkout lower level features a large rec. room, 3rd bedroom, bathroom, and laundry area. Quality construction and attractive finishes! Right Side. Sienna cabinets in the Kitchen and other bathrooms. White cabinets in the Master bathroom.

8. 2022-02-02
   listed $269,900 465-char remark

   Show marketing remark (556 chars)

   PHOTOS OF SIMILAR PROPERTY. FINISHES WILL VARY. Split foyer zero lot with all the right features. 3 bedrooms, 3 bathrooms, 2 car garage. Main level features a gas fireplace in the living room, breakfast bar in kitchen with nice dining area, a large master bedroom with walk-in closet and master bathroom. Covered deck. Walkout lower level features a large rec. room, 3rd bedroom, bathroom, and laundry area. Quality construction and attractive finishes! Right Side. Sienna cabinets in the Kitchen and other bathrooms. White cabinets in the Master bathroom.

9. 2022-02-02
   listed $269,900 556-char remark

   Show marketing remark (556 chars)

   PHOTOS OF SIMILAR PROPERTY. FINISHES WILL VARY. Split foyer zero lot with all the right features. 3 bedrooms, 3 bathrooms, 2 car garage. Main level features a gas fireplace in the living room, breakfast bar in kitchen with nice dining area, a large master bedroom with walk-in closet and master bathroom. Covered deck. Walkout lower level features a large rec. room, 3rd bedroom, bathroom, and laundry area. Quality construction and attractive finishes! Right Side. Sienna cabinets in the Kitchen and other bathrooms. White cabinets in the Master bathroom.

ⓘ 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: $29,571
• − Mortgage interest: −$17,225
• − Property taxes: −$4,612
• − Insurance: −$1,538
• − Repairs & maintenance: −$2,366
• − Management: −$2,366
• − Depreciation: −$8,945
• Taxable loss: −$7,481
• Est. tax savings @ 24.0%: +$1,795
• After-tax cash flow: $-344/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

+13.9% since first listed

9 events — show timeline

• 2026-03-13 Pending — CRAAR, CDRMLS
• 2026-03-12 Price Changed $307,500 CRAAR, CDRMLS
• 2026-03-01 Listed $315,000 CRAAR, CDRMLS
• 2022-10-31 Sold (MLS) $269,900 CRAAR, CDRMLS
• 2022-10-31 Sold (MLS) $269,900 ICAARMLS
• 2022-08-03 Listed — ICAARMLS
• 2022-03-10 Delisted — CRAAR, CDRMLS
• 2022-02-02 Listed $269,900 CRAAR, CDRMLS
• 2022-02-02 Listed $269,900 ICAARMLS

Property tax history

+0.0%/yr

Latest (2022): $8 · +0.0% YoY. Source: county tax records.