503 Mcarthur St · Muscatine, IA 52761

$120,000

4 bd · 2.0 ba · 1,336 sqft · SingleFamily public records · 77 Days on market

Built 1910 5,663 sqft lot

---

Why this score? — see what drove the C+ 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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• 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

Give each kid their own room! The home you've been waiting for at a price you can afford. 4 teen-sized bedrooms with 2 bathrooms, fenced backyard, corner lot, spacious kitchen, close to everything. 2 car garage, great closet space. Explore the possibilities. PROPERTY SOLD AS IS.

Key facts

• Spacious kitchen
• Great closet space
• Fenced backyard

Tags

• FENCED BACKYARD
• CORNER LOT
• SPACIOUS KITCHEN
• GREAT CLOSET SPACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% 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: 191 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $830 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $120k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.84%
• DSCR: 1.44
• GRM: 7.0

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-1,862
• Equity at exit: $17,892

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $21,129
• Equity at exit: $10,375

Cash invested: $33,600 (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: 191
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,434 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$178 /mo · $2,142/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $275

Break-even live

Break-even rent $1,086

Max offer price $120,000

Occupancy floor 76%

Sensitivity live

Price	-10% $343	-5% $309	+0% $275	+5% $241	+10% $208
Rent	-10% $162	-5% $219	+0% $275	+5% $332	+10% $389
Rate	-1.0pp $336	-0.5pp $306	base $275	+0.5pp $244	+1.0pp $213

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1203 Sunrise Cir Muscatine, IA	3.0	2.0	1830	$1,545	$0.84	44d	1	0.86mi
401 Colorado St Muscatine, IA	2.0–3.0	1.0–1.5	992	$1,320	$1.33	13d	1	0.90mi

Listing history 23 events

1. 2026-06-21
   days on market $120,000 Active 77 DOM
2. 2026-06-18
   days on market $120,000 Active 75 DOM
3. 2026-06-17
   days on market $120,000 Active 74 DOM
4. 2026-06-16
   days on market $120,000 Active 73 DOM
5. 2026-06-15
   days on market $120,000 Active 72 DOM
6. 2026-06-13
   days on market $120,000 Active 70 DOM
7. 2026-06-12
   days on market $120,000 Active 69 DOM
8. 2026-06-09
   days on market $120,000 Active 66 DOM
9. 2026-06-08
   days on market $120,000 Active 65 DOM
10. 2026-06-07
    days on market $120,000 Active 64 DOM
11. 2026-06-07
    days on market $120,000 Active 63 DOM
12. 2026-06-04
    days on market $120,000 Active 60 DOM
13. 2026-06-02
    days on market $120,000 Active 59 DOM
14. 2026-06-01
    days on market $120,000 Active 58 DOM
15. 2026-05-31
    days on market $120,000 Active 57 DOM
16. 2026-05-31
    days on market $120,000 Active 56 DOM
17. 2026-04-25
    price $126,000 279-char remark

    Show marketing remark (279 chars)

    Give each kid their own room! The home you've been waiting for at a price you can afford. 4 teen-sized bedrooms with 2 bathrooms, fenced backyard, corner lot, spacious kitchen, close to everything. 2 car garage, great closet space. Explore the possibilities. PROPERTY SOLD AS IS.

18. 2026-04-14
    price $129,900 279-char remark

    Show marketing remark (279 chars)

    Give each kid their own room! The home you've been waiting for at a price you can afford. 4 teen-sized bedrooms with 2 bathrooms, fenced backyard, corner lot, spacious kitchen, close to everything. 2 car garage, great closet space. Explore the possibilities. PROPERTY SOLD AS IS.

19. 2026-04-05
    listed $132,900 Active 279-char remark

    Show marketing remark (279 chars)

    Give each kid their own room! The home you've been waiting for at a price you can afford. 4 teen-sized bedrooms with 2 bathrooms, fenced backyard, corner lot, spacious kitchen, close to everything. 2 car garage, great closet space. Explore the possibilities. PROPERTY SOLD AS IS.

20. 2025-11-17
    price $132,900
21. 2025-10-30
    price $134,900
22. 2025-09-23
    listed $139,000 Active
23. 2003-09-17
    soldstatus $47,000

ⓘ 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: $2,142 · $178/mo
• Projected year-2 tax: $2,142 · $178/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,214
• − Mortgage interest: −$6,722
• − Property taxes: −$2,142
• − Insurance: −$600
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$3,491
• Taxable income: $1,505
• Est. tax owed @ 24.0%: −$361
• After-tax cash flow: $2,944/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

+168.1% since first listed

7 events — show timeline

• 2026-04-25 Price Changed $126,000 ICAARMLS
• 2026-04-14 Price Changed $129,900 ICAARMLS
• 2026-04-05 Listed $132,900 ICAARMLS
• 2025-11-17 Price Changed $132,900 ICAARMLS
• 2025-10-30 Price Changed $134,900 ICAARMLS
• 2025-09-23 Listed $139,000 ICAARMLS
• 2003-09-17 Sold (Public Records) $47,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $2,142 · +9.1% YoY. Source: county tax records.