1008 Creekside Dr · Tiffin, IA 52340

$310,000

3 bd · 2.5 ba · 1,805 sqft · Other · 65 Days on market

Built 2021 0.26 ac 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 +9.9/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious contemporary home features upgraded finishes, a large open living area with cozy fireplace, sizeable light filled kitchen with glowing granite counter tops, massive island, dining area that leads out to your own private patio overlooking the back yard and so much more. The upper level has a serene primary suite with large walk in closet, a bonus storage room, two guest bedrooms and a good sized guest bath. This home is perfect for entertaining your family and friends. Relocation riders apply

Key facts

• Massive island
• Light filled kitchen
• Open living area

Tags

• OPEN LIVING AREA
• COZY FIREPLACE
• LIGHT FILLED KITCHEN
• GLOWING GRANITE COUNTER TOPS
• MASSIVE ISLAND
• PRIVATE PATIO

Property features AI

Finance

• HOA & community: Annual association fee

Exterior

• Parking: Attached garage with 2 parking spaces
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential zero-lot property; 2 stories
• Construction: Built by SHG; Vinyl siding, frame, and stone exterior; Slab foundation
• Exterior features: Garden; Sidewalks (community)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Kitchen island
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Kitchen island; Vaulted ceilings; Entrance foyer; Gas fireplace in the living room
• Laundry & utility: Upper-level laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $310k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (20.5% below list).
• Recommended offer: $246k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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; 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

• It's been on market 65 days — a 6% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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 $265k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $246,423 (20.5% 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 65 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.54%
• Cash-on-cash: -2.70%
• DSCR: 0.88
• GRM: 10.5

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: -20.8%
• Equity multiple: 0.28×
• Total profit: $-62,653
• Equity at exit: $46,222

10-year hold

• IRR: -14.1%
• Equity multiple: 0.19×
• Total profit: $-70,447
• Equity at exit: $26,803

Cash invested: $86,800 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,464 medium
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$388 /mo · $4,650/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-196

Break-even live

Break-even rent $2,712

Max offer price $281,698

Occupancy floor —

Sensitivity live

Price	-10% $19	-5% $-88	+0% $-196	+5% $-303	+10% $-410
Rent	-10% $-390	-5% $-293	+0% $-196	+5% $-98	+10% $-1
Rate	-1.0pp $-39	-0.5pp $-117	base $-196	+0.5pp $-276	+1.0pp $-358

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: $77,500
• Closing costs: $9,300
• 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	14d	1	0.31mi
628 Catherine Dr Tiffin, IA	3.0	3.5	1795	$2,350	$1.31	14d	1	0.31mi

Listing history 19 events

1. 2026-06-10
   days on market $310,000 Active 65 DOM
2. 2026-06-09
   days on market $310,000 Active 64 DOM
3. 2026-06-08
   days on market $310,000 Active 63 DOM
4. 2026-06-07
   days on market $310,000 Active 62 DOM
5. 2026-06-05
   days on market $310,000 Active 59 DOM
6. 2026-06-03
   days on market $310,000 Active 58 DOM
7. 2026-06-02
   days on market $310,000 Active 57 DOM
8. 2026-06-01
   days on market $310,000 Active 56 DOM
9. 2026-05-31
   days on market $310,000 Active 55 DOM
10. 2026-05-30
    days on market $310,000 Active 54 DOM
11. 2026-04-16
    status Pending 510-char remark

    Show marketing remark (510 chars)

    This spacious contemporary home features upgraded finishes, a large open living area with cozy fireplace, sizeable light filled kitchen with glowing granite counter tops, massive island, dining area that leads out to your own private patio overlooking the back yard and so much more. The upper level has a serene primary suite with large walk in closet, a bonus storage room, two guest bedrooms and a good sized guest bath. This home is perfect for entertaining your family and friends. Relocation riders apply

12. 2026-04-06
    listed $310,000 Active

    Show marketing remark (510 chars)

    This spacious contemporary home features upgraded finishes, a large open living area with cozy fireplace, sizeable light filled kitchen with glowing granite counter tops, massive island, dining area that leads out to your own private patio overlooking the back yard and so much more. The upper level has a serene primary suite with large walk in closet, a bonus storage room, two guest bedrooms and a good sized guest bath. This home is perfect for entertaining your family and friends. Relocation riders apply

13. 2026-04-06
    listed $310,000 Active 510-char remark

    Show marketing remark (510 chars)

    This spacious contemporary home features upgraded finishes, a large open living area with cozy fireplace, sizeable light filled kitchen with glowing granite counter tops, massive island, dining area that leads out to your own private patio overlooking the back yard and so much more. The upper level has a serene primary suite with large walk in closet, a bonus storage room, two guest bedrooms and a good sized guest bath. This home is perfect for entertaining your family and friends. Relocation riders apply

14. 2024-04-05
    price $265,000 450-char remark

    Show marketing remark (450 chars)

    Main floor features a kitchen with island & stainless appliances, dining area leads out to the patio, gas fireplace in the living room and a half bathroom. 3 bedrooms are upstairs with the laundry room and a storage room. Master bedroom has a large walk-in closet and master bathroom with dual sinks and shower. Bedrooms 2 & 3 share a bathroom with tub/shower and bedroom 3 has a walk-in closet. Right Side. Photos of the actual property.

15. 2022-05-27
    soldstatus $265,000
16. 2022-05-02
    soldstatus $265,000 450-char remark

    Show marketing remark (450 chars)

    Main floor features a kitchen with island & stainless appliances, dining area leads out to the patio, gas fireplace in the living room and a half bathroom. 3 bedrooms are upstairs with the laundry room and a storage room. Master bedroom has a large walk-in closet and master bathroom with dual sinks and shower. Bedrooms 2 & 3 share a bathroom with tub/shower and bedroom 3 has a walk-in closet. Right Side. Photos of the actual property.

17. 2022-01-21
    price $269,900 450-char remark

    Show marketing remark (450 chars)

    Main floor features a kitchen with island & stainless appliances, dining area leads out to the patio, gas fireplace in the living room and a half bathroom. 3 bedrooms are upstairs with the laundry room and a storage room. Master bedroom has a large walk-in closet and master bathroom with dual sinks and shower. Bedrooms 2 & 3 share a bathroom with tub/shower and bedroom 3 has a walk-in closet. Right Side. Photos of the actual property.

18. 2021-10-12
    listed $269,900 450-char remark

    Show marketing remark (450 chars)

    Main floor features a kitchen with island & stainless appliances, dining area leads out to the patio, gas fireplace in the living room and a half bathroom. 3 bedrooms are upstairs with the laundry room and a storage room. Master bedroom has a large walk-in closet and master bathroom with dual sinks and shower. Bedrooms 2 & 3 share a bathroom with tub/shower and bedroom 3 has a walk-in closet. Right Side. Photos of the actual property.

19. 2021-10-12
    listed $269,900

    Show marketing remark (450 chars)

    Main floor features a kitchen with island & stainless appliances, dining area leads out to the patio, gas fireplace in the living room and a half bathroom. 3 bedrooms are upstairs with the laundry room and a storage room. Master bedroom has a large walk-in closet and master bathroom with dual sinks and shower. Bedrooms 2 & 3 share a bathroom with tub/shower and bedroom 3 has a walk-in closet. Right Side. Photos of the actual property.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 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: $29,571
• − Mortgage interest: −$17,365
• − Property taxes: −$4,650
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,366
• − Management: −$2,366
• − Depreciation: −$9,018
• Taxable loss: −$7,743
• Est. tax savings @ 24.0%: +$1,858
• After-tax cash flow: $-489/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

+14.9% since first listed

9 events — show timeline

• 2026-04-16 Pending — CRAAR, CDRMLS
• 2026-04-06 Listed $310,000 ICAARMLS
• 2026-04-06 Listed $310,000 CRAAR, CDRMLS
• 2024-04-05 Price Changed $265,000 ICAARMLS
• 2022-05-27 Sold (MLS) $265,000 CRAAR, CDRMLS
• 2022-05-02 Sold (MLS) $265,000 ICAARMLS
• 2022-01-21 Price Changed $269,900 ICAARMLS
• 2021-10-12 Listed $269,900 CRAAR, CDRMLS
• 2021-10-12 Listed $269,900 ICAARMLS

Property tax history

+40.0%/yr

Latest (2021): $14 · +40.0% YoY. Source: county tax records.