348 Ripley St NW · Titonka, IA 50480

$89,000

3 bd · 1.5 ba · 1,192 sqft · SingleFamily public records · 244 Days on market

Built 1971 8,712 sqft lot $75/sqft · at area comps Est $92k · at est.

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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 +25.6/30.0
• ARV discount +9.0/15.0
• DSCR +8.5/10.0
• Appreciation +8.4/10.0
• 1% rule +6.4/10.0
• Schools +5.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming ranch-style home nestled on a spacious lot in the heart of Titonka. Offering 3 bedrooms and 1 bath, this property blends comfort with convenience. The main level features an open-concept layout with a bright living room, dining area, and kitchen, plus easy access to the backyard deck through a glass door framed by a window that brings in plenty of natural light—perfect for entertaining or relaxing. Three comfortable bedrooms and a large full bathroom, thoughtfully connected to the laundry area, complete the main floor. The heated, well-insulated 2-stall garage attaches to the kitchen through a short breezeway for everyday ease. Downstairs, the partially finished basement provides flexible space for a family room, abundant storage, utility area, and plumbing already in place for a second bathroom. Outside, enjoy a fully fenced yard with a 6-foot privacy fence and handy storage shed. This home truly has more to offer than meets the eye—schedule your private showing today and see it for yourself!

Key facts

• Ranch style home
• Backyard deck
• Fully fenced yard

Tags

• RANCH STYLE HOME
• OPEN CONCEPT LAYOUT
• BACKYARD DECK
• HEATED WELL INSULATED GARAGE
• PARTIALLY FINISHED BASEMENT
• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

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 $7k of equity ($615 loan paydown + $6k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $89k implies a 112% gain — meaningful room to come down on a strong offer.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 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 1971 — 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 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?
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: 1.14% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.11%
• DSCR: 1.45
• GRM: 7.3

CMA / ARV

• ARV (median comp): $92,086
• List price: $89,000
• Delta: -3.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 Ripley St NW	0.10mi	2/1.0 (-1)	1,249 (+5%)	4mo	$77,900	$62	77
313 Main St N	0.05mi	3/1.0	1,266 (+6%)	12mo	$103,000	$81	76
35 5th Ave NE	0.13mi	3/1.0	1,056 (-11%)	5mo	$75,000	$71	69
011 Giesking St	0.38mi	3/1.5	1,196 (+0%)	15mo	$84,900	$71	69
149 Wesley St	0.32mi	3/2.0	1,232 (+3%)	13mo	$125,000	$101	66
249 Wesley St SW	0.39mi	2/2.0 (-1)	1,226 (+3%)	11mo	$90,000	$73	61
423 Main St N	0.05mi	3/1.0	1,344 (+13%)	16mo	$119,500	$89	61
223 State St	0.37mi	3/1.0	1,064 (-11%)	9mo	$123,500	$116	56
224 Buffalo St SW	0.36mi	2/1.0 (-1)	1,040 (-13%)	10mo	$100,000	$96	46

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: 25.4%
• Equity multiple: 2.74×
• Total profit: $43,418
• Equity at exit: $60,582

10-year hold

• IRR: 23.5%
• Equity multiple: 5.67×
• Total profit: $116,314
• Equity at exit: $114,102

Cash invested: $24,920 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,011 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$85 /mo · $1,022/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $210

Break-even live

Break-even rent $746

Max offer price $89,000

Occupancy floor 74%

Sensitivity live

Price	-10% $260	-5% $235	+0% $210	+5% $185	+10% $160
Rent	-10% $130	-5% $170	+0% $210	+5% $250	+10% $290
Rate	-1.0pp $255	-0.5pp $233	base $210	+0.5pp $187	+1.0pp $163

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-19
   historical Active Under Contract 1045-char remark

   Show marketing remark (1045 chars)

   Welcome to this charming ranch-style home nestled on a spacious lot in the heart of Titonka. Offering 3 bedrooms and 1 bath, this property blends comfort with convenience. The main level features an open-concept layout with a bright living room, dining area, and kitchen, plus easy access to the backyard deck through a glass door framed by a window that brings in plenty of natural light—perfect for entertaining or relaxing. Three comfortable bedrooms and a large full bathroom, thoughtfully connected to the laundry area, complete the main floor. The heated, well-insulated 2-stall garage attaches to the kitchen through a short breezeway for everyday ease. Downstairs, the partially finished basement provides flexible space for a family room, abundant storage, utility area, and plumbing already in place for a second bathroom. Outside, enjoy a fully fenced yard with a 6-foot privacy fence and handy storage shed. This home truly has more to offer than meets the eye—schedule your private showing today and see it for yourself!

2. 2026-05-04
   price $89,000 1045-char remark

   Show marketing remark (1045 chars)

   Welcome to this charming ranch-style home nestled on a spacious lot in the heart of Titonka. Offering 3 bedrooms and 1 bath, this property blends comfort with convenience. The main level features an open-concept layout with a bright living room, dining area, and kitchen, plus easy access to the backyard deck through a glass door framed by a window that brings in plenty of natural light—perfect for entertaining or relaxing. Three comfortable bedrooms and a large full bathroom, thoughtfully connected to the laundry area, complete the main floor. The heated, well-insulated 2-stall garage attaches to the kitchen through a short breezeway for everyday ease. Downstairs, the partially finished basement provides flexible space for a family room, abundant storage, utility area, and plumbing already in place for a second bathroom. Outside, enjoy a fully fenced yard with a 6-foot privacy fence and handy storage shed. This home truly has more to offer than meets the eye—schedule your private showing today and see it for yourself!

3. 2025-11-30
   price $94,000 1045-char remark

   Show marketing remark (1045 chars)

   Welcome to this charming ranch-style home nestled on a spacious lot in the heart of Titonka. Offering 3 bedrooms and 1 bath, this property blends comfort with convenience. The main level features an open-concept layout with a bright living room, dining area, and kitchen, plus easy access to the backyard deck through a glass door framed by a window that brings in plenty of natural light—perfect for entertaining or relaxing. Three comfortable bedrooms and a large full bathroom, thoughtfully connected to the laundry area, complete the main floor. The heated, well-insulated 2-stall garage attaches to the kitchen through a short breezeway for everyday ease. Downstairs, the partially finished basement provides flexible space for a family room, abundant storage, utility area, and plumbing already in place for a second bathroom. Outside, enjoy a fully fenced yard with a 6-foot privacy fence and handy storage shed. This home truly has more to offer than meets the eye—schedule your private showing today and see it for yourself!

4. 2025-09-26
   listed $99,000 Active 1045-char remark

   Show marketing remark (1045 chars)

   Welcome to this charming ranch-style home nestled on a spacious lot in the heart of Titonka. Offering 3 bedrooms and 1 bath, this property blends comfort with convenience. The main level features an open-concept layout with a bright living room, dining area, and kitchen, plus easy access to the backyard deck through a glass door framed by a window that brings in plenty of natural light—perfect for entertaining or relaxing. Three comfortable bedrooms and a large full bathroom, thoughtfully connected to the laundry area, complete the main floor. The heated, well-insulated 2-stall garage attaches to the kitchen through a short breezeway for everyday ease. Downstairs, the partially finished basement provides flexible space for a family room, abundant storage, utility area, and plumbing already in place for a second bathroom. Outside, enjoy a fully fenced yard with a 6-foot privacy fence and handy storage shed. This home truly has more to offer than meets the eye—schedule your private showing today and see it for yourself!

5. 2008-04-07
   soldstatus $42,000

ⓘ 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: $1,022 · $85/mo
• Projected year-2 tax: $1,210 · $101/mo
• Expected delta: +$188/yr (+$16/mo · 18.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $12,135
• − Mortgage interest: −$4,985
• − Property taxes: −$1,022
• − Insurance: −$445
• − Repairs & maintenance: −$971
• − Management: −$971
• − Depreciation: −$2,589
• Taxable income: $1,152
• Est. tax owed @ 24.0%: −$276
• After-tax cash flow: $2,242/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

+111.9% since first listed

5 events — show timeline

• 2026-05-19 Contingent — IAR
• 2026-05-04 Price Changed $89,000 IAR
• 2025-11-30 Price Changed $94,000 IAR
• 2025-09-26 Listed $99,000 IAR
• 2008-04-07 Sold (Public Records) $42,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,022 · -3.2% YoY. Source: county tax records.