4951 Abrams Dr · Muscatine, IA 52761

$95,999

3 bd · 2.0 ba · 1,350 sqft · Other · 107 Days on market

Built 2024

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 4951 Abrams Dr. , a well-maintained manufactured home offering a functional layout and inviting interior spaces. This 3-bedroom, 2-bathroom home features a spacious living area filled with natural light, creating an open and airy feel from the moment you enter. The kitchen provides ample cabinetry and workspace, flowing seamlessly into the dining area for everyday convenience. The primary suite includes a private en-suite bathroom designed for comfort and practicality. A welcoming front porch adds charm and provides the perfect place to enjoy your morning coffee or unwind at the end of the day. If you're looking for a move-in-ready manufactured home in Muscatine with a comfortable floor plan, 4951 Abrams Dr deserves your attention. Schedule your showing today.

Key facts

• Ample cabinetry
• Spacious living area
• Natural light

Tags

• FUNCTIONAL LAYOUT
• INVITING INTERIOR SPACES
• SPACIOUS LIVING AREA
• NATURAL LIGHT
• AMPLE CABINETRY
• PRIVATE EN-SUITE BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $96k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $87k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#358 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety D+, amenities F, commute F.
• Muscatine Community School District (town): math 55% / reading 59% proficiency, ranked #257 of 289 in IA (top 89%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 188 active listings in the ZIP; 65 units permitted in Muscatine County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $663 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Muscatine County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $23k; list at $96k implies a 317% gain — meaningful room to come down on a strong offer.

Recommended offer $87,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
5. 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.
6. 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: 1.38% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.12%
• DSCR: 1.76
• GRM: 6.0

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: 8.4%
• Equity multiple: 1.33×
• Total profit: $8,885
• Equity at exit: $14,314

10-year hold

• IRR: 17.7%
• Equity multiple: 2.46×
• Total profit: $39,264
• Equity at exit: $8,300

Cash invested: $26,880 (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 52761

• Active inventory: 188
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,325 medium
• Mortgage (P&I): −$503
• Tax est. 1.5%: −$120 /mo · $1,440/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $383

Break-even live

Break-even rent $840

Max offer price $95,999

Occupancy floor 66%

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $95,999 Active 107 DOM
2. 2026-06-17
   days on market $95,999 Active 106 DOM
3. 2026-06-16
   days on market $95,999 Active 105 DOM
4. 2026-06-15
   days on market $95,999 Active 104 DOM
5. 2026-06-13
   days on market $95,999 Active 102 DOM
6. 2026-06-12
   days on market $95,999 Active 101 DOM
7. 2026-06-09
   days on market $95,999 Active 98 DOM
8. 2026-06-08
   days on market $95,999 Active 97 DOM
9. 2026-06-07
   days on market $95,999 Active 96 DOM
10. 2026-06-07
    days on market $95,999 Active 95 DOM
11. 2026-06-04
    days on market $95,999 Active 92 DOM
12. 2026-06-02
    days on market $95,999 Active 91 DOM
13. 2026-06-01
    days on market $95,999 Active 90 DOM
14. 2026-05-31
    days on market $95,999 Active 89 DOM
15. 2026-05-31
    days on market $95,999 Active 88 DOM
16. 2026-04-24
    price $95,999 781-char remark

    Show marketing remark (781 chars)

    Welcome to 4951 Abrams Dr. , a well-maintained manufactured home offering a functional layout and inviting interior spaces. This 3-bedroom, 2-bathroom home features a spacious living area filled with natural light, creating an open and airy feel from the moment you enter. The kitchen provides ample cabinetry and workspace, flowing seamlessly into the dining area for everyday convenience. The primary suite includes a private en-suite bathroom designed for comfort and practicality. A welcoming front porch adds charm and provides the perfect place to enjoy your morning coffee or unwind at the end of the day. If you're looking for a move-in-ready manufactured home in Muscatine with a comfortable floor plan, 4951 Abrams Dr deserves your attention. Schedule your showing today.

17. 2026-03-03
    listed $99,000 Active 781-char remark

    Show marketing remark (781 chars)

    Welcome to 4951 Abrams Dr. , a well-maintained manufactured home offering a functional layout and inviting interior spaces. This 3-bedroom, 2-bathroom home features a spacious living area filled with natural light, creating an open and airy feel from the moment you enter. The kitchen provides ample cabinetry and workspace, flowing seamlessly into the dining area for everyday convenience. The primary suite includes a private en-suite bathroom designed for comfort and practicality. A welcoming front porch adds charm and provides the perfect place to enjoy your morning coffee or unwind at the end of the day. If you're looking for a move-in-ready manufactured home in Muscatine with a comfortable floor plan, 4951 Abrams Dr deserves your attention. Schedule your showing today.

18. 2020-06-05
    soldstatus $23,000 424-char remark

    Show marketing remark (424 chars)

    2002 Wick built 27x65 Double wide mobile home with 4 bedrooms and 2 bathrooms. Landscaped lot includes invisible fence, 2 decks, 8x8 shed and a large parking area. Updated bathroom fixtures and ceiling fans throughout. Newer windows and laminate in the main living area. Being sold as is where is. Lot rent is $350 a month. Taxes on two decks and the shed are $100 a year. Taxes on the trailer are approximately $250 a year.

19. 2020-05-19
    listed $30,000 424-char remark

    Show marketing remark (424 chars)

    2002 Wick built 27x65 Double wide mobile home with 4 bedrooms and 2 bathrooms. Landscaped lot includes invisible fence, 2 decks, 8x8 shed and a large parking area. Updated bathroom fixtures and ceiling fans throughout. Newer windows and laminate in the main living area. Being sold as is where is. Lot rent is $350 a month. Taxes on two decks and the shed are $100 a year. Taxes on the trailer are approximately $250 a year.

ⓘ 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: $15,902
• − Mortgage interest: −$5,377
• − Property taxes: −$1,440
• − Insurance: −$480
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$2,793
• Taxable income: $3,267
• Est. tax owed @ 24.0%: −$784
• After-tax cash flow: $3,817/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: Muscatine Community School District
• NCES district ID: 1920130
• Math proficiency: 55% ▼ -7.00%
• Reading proficiency: 59% ▲ 2.00%
• Median HH income: $50,193
• Composite: 48.6/100
• National rank: #2110
• State rank: #257 of 289 in IA

Livability — Muscatine

• Score: 70/100
• State rank: #358
• US rank: #7508

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muscatine, IA
• City population: 29,800
• Population (ZIP): 29,800

Population outlook (Muscatine County) Hauer SSP2

• Today (2025): 44,820 people
• By 2030: 45,461 · +1.4%
• By 2040: 46,765 · +4.3%
• By 2050: 48,609 · +8.5%
• By 2075: 56,014 · +25.0%
• By 2100: 63,513 · +41.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 5% Black 4%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Portuguese 2% Romanian 2% Iranian 2%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 11% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Muscatine

• 2024 margin: R (+14.9) · D 41.7% · R 56.6% · Other 1.7%
• 2008→2024 swing: -30.6pp toward R · 2008: 15.7pp · 2024: -14.9pp
• All cycles: 2024: R+14.9 2020: R+7.0 2016: R+6.6 2012: D+15.5 2008: D+15.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.30%
• Current HPI: 182.4493
• 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

+220.0% since first listed

4 events — show timeline

• 2026-04-24 Price Changed $95,999 Muscatine BOR
• 2026-03-03 Listed $99,000 Muscatine BOR
• 2020-06-05 Sold (MLS) $23,000 Muscatine BOR
• 2020-05-19 Listed $30,000 Muscatine BOR

Property tax history

+1.8%/yr

Latest (2024): $112 · +3.7% YoY. Source: county tax records.