123 Tryon St NE · Titonka, IA 50480

$139,900

3 bd · 1.5 ba · 1,410 sqft · SingleFamily public records · 22 Days on market

Built 1968 Est $114k · 22% over

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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 +14.4/30.0
• Appreciation +8.4/10.0
• Schools +5.7/10.0
• DSCR +4.4/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Come see this 3 bedroom, 2 bath rambler with a larger fenced in yard. The property comes with a 8x15 storage shed and an in ground fire pit. There are front and back yard patios.

Key facts

• New flooring
• Open layout
• Large living room

Tags

• UPDATED KITCHEN
• MODERN COUNTERTOPS
• ABUNDANT STORAGE
• OPEN LAYOUT
• NEW FLOORING
• LARGE LIVING ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $27 ($328/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (21.3% below list).
• Recommended offer: $110k (21.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#597 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Algona Community School District (town): math 65% / reading 70% proficiency, ranked #170 of 289 in IA (top 59%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP; 15 units permitted in Kossuth County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($967 loan paydown + $10k appreciation (6.8% local appreciation)).
• Kossuth County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.8% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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.
• Current owner paid $40k; list at $140k implies a 250% gain — meaningful room to come down on a strong offer.

Recommended offer $110,038 (21.3% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.79% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.84%
• DSCR: 1.04
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $114,210
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
014 SE 2nd Ave	0.21mi	3/1.0	1,378 (-2%)	10mo	$30,000	$22	76
423 Main St N	0.28mi	3/1.0	1,344 (-5%)	16mo	$119,500	$89	64
448 Ingham St St NW	0.37mi	4/2.0 (+1)	1,476 (+5%)	8mo	$120,000	$81	61
313 Main St N	0.23mi	3/1.0	1,266 (-10%)	12mo	$103,000	$81	60
211 Ripley St NW	0.26mi	2/1.0 (-1)	1,249 (-11%)	4mo	$77,900	$62	58
149 Wesley St	0.27mi	3/2.0	1,232 (-13%)	13mo	$125,000	$101	53
611 Ripley St NW	0.42mi	3/2.0	1,564 (+11%)	14mo	$60,000	$38	49
249 Wesley St SW	0.31mi	2/2.0 (-1)	1,226 (-13%)	11mo	$90,000	$73	48

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

Projected returns pro-forma

6.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.9%
• Equity multiple: 2.25×
• Total profit: $48,920
• Equity at exit: $95,229

10-year hold

• IRR: 17.3%
• Equity multiple: 4.60×
• Total profit: $140,950
• Equity at exit: $179,358

Cash invested: $39,172 (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 50480

• Home prices YoY: 6.0%
• Active inventory: 6
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$50 /mo · $600/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $27

Break-even live

Break-even rent $1,066

Max offer price $139,900

Occupancy floor 93%

Sensitivity live

Price	-10% $107	-5% $67	+0% $27	+5% $-12	+10% $-52
Rent	-10% $-60	-5% $-16	+0% $27	+5% $71	+10% $114
Rate	-1.0pp $98	-0.5pp $63	base $27	+0.5pp $-9	+1.0pp $-46

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $139,900 Active 22 DOM
2. 2026-06-18
   days on market $139,900 Active 20 DOM
3. 2026-06-17
   days on market $139,900 Active 19 DOM
4. 2026-06-16
   days on market $139,900 Active 18 DOM
5. 2026-06-15
   days on market $139,900 Active 17 DOM
6. 2026-06-13
   days on market $139,900 Active 15 DOM
7. 2026-06-12
   days on market $139,900 Active 14 DOM
8. 2026-06-09
   days on market $139,900 Active 11 DOM
9. 2026-06-08
   days on market $139,900 Active 10 DOM
10. 2026-06-07
    days on market $139,900 Active 9 DOM
11. 2026-06-07
    days on market $139,900 Active 8 DOM
12. 2026-06-04
    days on market $139,900 Active 5 DOM
13. 2026-06-02
    days on market $139,900 Active 4 DOM
14. 2026-06-01
    days on market $139,900 Active 3 DOM
15. 2026-05-31
    days on market $139,900 Active 2 DOM
16. 2026-05-30
    listed $139,900 Active
17. 2012-09-27
    soldstatus $40,000 178-char remark

    Show marketing remark (178 chars)

    Come see this 3 bedroom, 2 bath rambler with a larger fenced in yard. The property comes with a 8x15 storage shed and an in ground fire pit. There are front and back yard patios.

18. 2012-06-06
    listed $40,000 178-char remark

    Show marketing remark (178 chars)

    Come see this 3 bedroom, 2 bath rambler with a larger fenced in yard. The property comes with a 8x15 storage shed and an in ground fire pit. There are front and back yard patios.

19. 2006-08-22
    soldstatus $52,000
20. 2001-04-13
    soldstatus $48,000

ⓘ 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: $600 · $50/mo
• Projected year-2 tax: $1,398 · $117/mo
• Expected delta: +$798/yr (+$67/mo · 133.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,205
• − Mortgage interest: −$7,837
• − Property taxes: −$600
• − Insurance: −$700
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$4,070
• Taxable loss: −$2,114
• Est. tax savings @ 24.0%: +$507
• After-tax cash flow: $836/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: Algona Community School District
• NCES district ID: 1903360
• Math proficiency: 65% ▼ -8.00%
• Reading proficiency: 70% ▼ -7.00%
• Median HH income: $51,369
• Composite: 57.41/100
• National rank: #1076
• State rank: #170 of 289 in IA

Livability — Titonka

• Score: 64/100
• State rank: #597
• US rank: #13618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Titonka, IA
• Population (ZIP): 926

Population outlook (Kossuth County) Hauer SSP2

• Today (2025): 14,667 people
• By 2030: 14,445 · -1.5%
• By 2040: 14,093 · -3.9%
• By 2050: 13,825 · -5.7%
• By 2075: 14,039 · -4.3%
• By 2100: 13,662 · -6.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Black 2% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Portuguese 6% Iranian 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Kossuth

• 2024 margin: Solid R (+44.2) · D 27.3% · R 71.4% · Other 1.3%
• 2008→2024 swing: -47.4pp toward R · 2008: 3.2pp · 2024: -44.2pp
• All cycles: 2024: R+44.2 2020: R+39.4 2016: R+36.5 2012: R+12.3 2008: D+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.81%
• Current HPI: 119.7268
• 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

+191.5% since first listed

5 events — show timeline

• 2026-05-30 Listed $139,900 FSBO.com
• 2012-09-27 Sold (MLS) $40,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-06-06 Listed $40,000 NORTHSTARMLS as Distributed by MLS Grid
• 2006-08-22 Sold (Public Records) $52,000 Public Records
• 2001-04-13 Sold (Public Records) $48,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $600 · -18.7% YoY. Source: county tax records.