1812 New Hampshire St · Muscatine, IA 52761

$45,000

3 bd · 1.5 ba · 920 sqft · SingleFamily public records

Built 1900 6,098 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Nice home loaded with potential! Roof new '10, siding '06. Many more recent updates, inc: some bathroom fixtures, window, patio door, water heater. Possible 3rd bedroom. Garage has alley access. HSA Home Warranty, Sq. Ft. and lot size are approx.

Key facts

• 6,098 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($797 rent vs $45k).

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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $45,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.77% ✓
• Cap rate: 13.50%
• Cash-on-cash: 25.76%
• DSCR: 2.15
• GRM: 4.7

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: 19.5%
• Equity multiple: 1.79×
• Total profit: $9,974
• Equity at exit: $6,710

10-year hold

• IRR: 27.8%
• Equity multiple: 3.46×
• Total profit: $31,034
• Equity at exit: $3,891

Cash invested: $12,600 (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: 4.7×

Monthly cashflow live

• Estimated rent: $797 high
• Mortgage (P&I): −$236
• Tax from tax record: −$104 /mo · $1,254/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $270

Break-even live

Break-even rent $455

Max offer price $45,000

Occupancy floor 61%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1807 Hershey Ave Unit 1 Muscatine, IA	2.0	1.0	600	$700	$1.17	43d	1	0.12mi
400 Grandview Ave Unit 2 Muscatine, IA	2.0	1.0	896	$700	$0.78	43d	1	0.27mi
611 W 7th St Muscatine, IA	3.0	1.5	964	$1,250	$1.30	43d	1	0.69mi
307 W 3rd St Unit A Muscatine, IA	2.0	1.0	935	$800	$0.86	13d	1	0.90mi
318 1/2 Pine St Muscatine, IA	2.0	1.0	816	$775	$0.95	20d	1	0.91mi
2715 Lucas St Muscatine, IA	3.0	1.0	1000	$1,000	$1.00	20d	1	0.97mi
1609 Indiana St Muscatine, IA	2.0	1.0	676	$900	$1.33	13d	1	1.02mi
101 W 7th St Muscatine, IA	3.0	1.0	750	$800	$1.07	43d	1	1.07mi

Listing history 6 events

1. 2026-05-20
   listed $45,000
2. 2026-05-20
   historical
3. 2011-08-29
   soldstatus $45,000
4. 2011-08-26
   soldstatus $45,000 248-char remark

   Show marketing remark (248 chars)

   Nice home loaded with potential! Roof new '10, siding '06. Many more recent updates, inc: some bathroom fixtures, window, patio door, water heater. Possible 3rd bedroom. Garage has alley access. HSA Home Warranty, Sq. Ft. and lot size are approx.

5. 2011-06-15
   listed $48,900 248-char remark

   Show marketing remark (248 chars)

   Nice home loaded with potential! Roof new '10, siding '06. Many more recent updates, inc: some bathroom fixtures, window, patio door, water heater. Possible 3rd bedroom. Garage has alley access. HSA Home Warranty, Sq. Ft. and lot size are approx.

6. 1995-06-24
   soldstatus $40,000 237-char remark

   Show marketing remark (237 chars)

   SLIDING GLASS DOORS TO DECK OFF OF CUTE PORCH AREA LOCATED DIRECTLY BY DINING AREA. NEWER FLOOR COVERING IN SOME OF THE HOME. * * STOVE & REFRIG NEGO. SUBJECT TO PURCHASING HOME OF CHOICE. 0 POINTS AND CLOSING COSTS PAID BY SELLER

ⓘ 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: $1,254 · $104/mo
• Projected year-2 tax: $1,254 · $104/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,565
• − Mortgage interest: −$2,521
• − Property taxes: −$1,254
• − Insurance: −$225
• − Repairs & maintenance: −$765
• − Management: −$765
• − Depreciation: −$1,309
• Taxable income: $2,726
• Est. tax owed @ 24.0%: −$654
• After-tax cash flow: $2,591/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

+12.5% since first listed

6 events — show timeline

• 2026-05-20 Delisted — Muscatine BOR
• 2026-05-20 Listed $45,000 Muscatine BOR
• 2011-08-29 Sold (Public Records) $45,000 Public Records
• 2011-08-26 Sold (MLS) $45,000 Muscatine BOR
• 2011-06-15 Listed $48,900 Muscatine BOR
• 1995-06-24 Sold (MLS) $40,000 Muscatine BOR

Property tax history

+1.0%/yr

Latest (2025): $1,254 · +3.3% YoY. Source: county tax records.