Sydney Plan · Tiffin, IA 52340

$243,990

3 bd · 2.5 ba · 1,511 sqft · Townhouse · 198 Days on market

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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 +16.5/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to the Sydney floor plan in the Prairie Village Townhomes community in Tiffin, IA. This popular two-story townhome features 3 bedrooms, 2.5 bathrooms, a 2-car garage, and 1,511 sq. ft. of comfortable living space, complete with all appliances included. . As you enter through the front door, the foyer leads past a guest bath into the spacious living room, complete with an electric fireplace and large windows that fill the main level with natural light. The open-concept kitchen overlooks the living and dining areas and features white cabinetry, quartz countertops, stainless steel appliances, a generous pantry, and a built-in island with seating for the adjacent dining nook. Upstairs,

Key facts

• Large windows
• Quartz countertops
• Open-concept kitchen

Tags

• ELECTRIC FIREPLACE
• LARGE WINDOWS
• OPEN-CONCEPT KITCHEN
• WHITE CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Inventory type: Plan; Plan name: Sydney; Listing status: Active; Last modified: 2026-05-22
• Financial info: Listing is active; list price details withheld in amenities output
• HOA & community: HOA/community details not provided

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Security: Security details not provided
• Utilities: Utilities details not provided
• Home design: Plan home (Sydney plan); Living area approximately 1511
• Construction: New construction plan (Sydney)
• Exterior features: Address: 604 Maddie Ln, Tiffin, IA 52340

Interior

• Kitchen: Standard plan kitchen (details not provided)
• Bedrooms: 3 bedrooms
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Heating and cooling details not provided
• Interior features: Open living area (plan-based home)
• Laundry & utility: Laundry/utility details not provided

🏗️ New construction. The $243,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $252,337.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $244k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/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 $239k (2.0% below list).
• Recommended offer: $215k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% 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: schools A+, crime A+, employment 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.
• Market conditions: 216 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 198 days — a 12% lower offer ($215k) is reasonable based on typical stale-listing flexibility.

Recommended offer $214,711 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.95% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.47%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $252,337
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
555 Bluestem St	0.09mi	3/2.5	1,511 (0%)	3mo	$244,990	$162	93
566 N Kimberlite St	0.15mi	3/2.5	1,511 (0%)	1mo	$253,990	$168	92
568 N Kimberlite St	0.14mi	3/2.5	1,511 (0%)	1mo	$252,990	$167	92
560 N Kimberlite St	0.16mi	3/2.5	1,511 (0%)	2mo	$264,990	$175	91
564 N Kimberlite St	0.15mi	3/2.5	1,511 (0%)	3mo	$251,990	$167	90
549 Bluestem St	0.11mi	3/2.5	1,511 (0%)	6mo	$264,990	$175	90
559 Bluestem St	0.08mi	3/2.5	1,511 (0%)	7mo	$269,990	$179	90
553 Bluestem St	0.10mi	3/2.5	1,511 (0%)	6mo	$243,990	$161	90
562 N Kimberlite St	0.16mi	3/2.5	1,511 (0%)	4mo	$249,990	$165	90
530 Bluestem St	0.13mi	3/2.5	1,511 (0%)	7mo	$244,990	$162	88
189 Stephans St St	0.48mi	2/2.0 (-1)	1,540 (+2%)	3mo	$269,000	$175	65
515 Potter St	0.32mi	2/2.5 (-1)	1,592 (+5%)	7mo	$160,000	$101	65

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-31,586
• Equity at exit: $37,624

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-15,424
• Equity at exit: $21,817

Cash invested: $70,654 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,392 medium
• Mortgage (P&I): −$1,323
• Tax est. 1.5%: −$315 /mo · $3,785/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $146

Break-even live

Break-even rent $2,207

Max offer price $252,337

Occupancy floor 89%

Sensitivity live

Price	-10% $320	-5% $233	+0% $146	+5% $58	+10% $-29
Rent	-10% $-43	-5% $51	+0% $146	+5% $240	+10% $334
Rate	-1.0pp $273	-0.5pp $210	base $146	+0.5pp $80	+1.0pp $14

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: $63,084
• Closing costs: $7,570
• 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	14d	1	0.36mi
630 Catherine Dr Tiffin, IA	3.0	3.5	1795	$2,350	$1.31	14d	1	0.36mi
425 Bainberry St Tiffin, IA	3.0	2.5	1750	$2,045	$1.17	45d	2	1.29mi

Listing history 17 events

1. 2026-06-19
   days on market $243,990 Active 198 DOM
2. 2026-06-18
   days on market $243,990 Active 197 DOM
3. 2026-06-17
   days on market $243,990 Active 196 DOM
4. 2026-06-16
   days on market $243,990 Active 195 DOM
5. 2026-06-15
   days on market $243,990 Active 194 DOM
6. 2026-06-14
   days on market $243,990 Active 192 DOM
7. 2026-06-13
   days on market $243,990 Active 191 DOM
8. 2026-06-10
   days on market $243,990 Active 189 DOM
9. 2026-06-09
   days on market $243,990 Active 188 DOM
10. 2026-06-08
    days on market $243,990 Active 187 DOM
11. 2026-06-07
    days on market $243,990 Active 186 DOM
12. 2026-06-05
    days on market $243,990 Active 183 DOM
13. 2026-06-03
    days on market $243,990 Active 182 DOM
14. 2026-06-02
    days on market $243,990 Active 181 DOM
15. 2026-06-01
    days on market $243,990 Active 180 DOM
16. 2026-05-31
    days on market $243,990 Active 179 DOM
17. 2026-05-30
    days on market $243,990 Active 178 DOM

ⓘ 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: $28,699
• − Mortgage interest: −$14,135
• − Property taxes: −$3,785
• − Insurance: −$1,262
• − Repairs & maintenance: −$2,296
• − Management: −$2,296
• − Depreciation: −$7,341
• Taxable loss: −$2,415
• Est. tax savings @ 24.0%: +$580
• After-tax cash flow: $2,326/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