2100 Scott Blvd Lot 35 Blvd · Iowa City, IA 52240

$45,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily · 49 Days on market

Built 2010 Average condition $37/sqft · 50% above area Est $30k · 50% over ↓ 18% since listing

---

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
• Schools +5.7/10.0
• Livability +4.3/5.0
• Rent growth +4.1/5.0
• Condition / age +2.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 3 bedroom 2 bath home with a closed in porch. The home has had new flooring installed in the last couple years and also some new plumbing. It is open concept and has a large primary bedroom with closet. The home is on leased land and is in Sunset Village park. Lot rent is 875 a month per park management and includes water, sewer and trash. The listing agent is not affiliated with the park in anyway. The buyer must get park approval and home is sold asis where is. ..

Key facts

• New plumbing
• Closed in porch
• Open concept

Tags

• CLOSED IN PORCH
• NEW FLOORING
• NEW PLUMBING
• OPEN CONCEPT

Property features AI

Finance

• HOA & community: Annual association fee; Association covers water, sewer, and trash; Subdivision: Sunset Village; No community amenities listed

Exterior

• Parking: Off-street parking; Parking pad; 2 parking spaces
• Security: Smoke detector(s)
• Utilities: Shared well water; Public sewer
• Home design: Manufactured house; Residential property; Manufactured home subtype; Built by Schult; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Porch; Shed(s)

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Other interior features; Smoke detector(s)
• Laundry & utility: Main level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $45k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $747 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 26.2% vs local median 2.7% in Iowa City — 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 86/100 on livability (#13 in IA, #450 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• Iowa City Community School District (urban): math 65% / reading 70% proficiency, ranked #174 of 289 in IA (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Robert Lucas Elementary School (math 52% / reading 57%, grade C, #462 of 616 statewide, top 79%, 285 students, 44% FRL); Southeast Junior High School (math 64% / reading 68%, grade A-, #152 of 246 statewide, top 62%, 812 students, 50% FRL); Iowa City High School (math 62% / reading 73%, grade B, #186 of 336 statewide, top 57%, 1,599 students, 40% FRL).
• Market conditions: Rents rising fast (+6.3%/yr); 260 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 714 units permitted in Johnson County in 2024 (158 in 5+ unit buildings).
• This rent runs 30% of the median local income ($53k/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 $311 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.98% ✓
• Cap rate: 26.22%
• Cash-on-cash: 71.17%
• DSCR: 4.17
• GRM: 2.8

CMA / ARV

• ARV (median comp): $30,000
• List price: $45,000
• Delta: 50.00%
• Verdict: OVERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2038 Hannah Jo Ct	0.24mi	2/2.0 (-1)	1,338 (+10%)	4mo	$208,000	$155	64
1208 Guildford Ct	0.72mi	2/2.0 (-1)	1,349 (+11%)	20mo	$259,000	$192	27

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 · 6.32% rent growth · sell at horizon

5-year hold

• IRR: 74.5%
• Equity multiple: 4.57×
• Total profit: $44,948
• Equity at exit: $6,710

10-year hold

• IRR: 79.2%
• Equity multiple: 10.59×
• Total profit: $120,825
• 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 52240

• Rents YoY: 6.3%
• Active inventory: 260
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,340 medium
• Mortgage (P&I): −$236
• Tax est. 1.5%: −$56 /mo · $675/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $747

Break-even live

Break-even rent $394

Max offer price $45,000

Occupancy floor 39%

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2100 S Scott Blvd Unit 66 Iowa City, IA	3.0	2.0	1216	$1,199	$0.99	21d	1	0.05mi
3432 Eastbrook St Iowa City, IA	3.0	2.0–2.5	1874	$2,000	$1.07	13d	1	0.78mi
2300 Catskill Ct Iowa City, IA	3.0	2.0	1456	$1,850	$1.27	43d	1	1.22mi

Listing history 21 events

1. 2026-06-19
   days on market $45,000 Active 49 DOM
2. 2026-06-18
   days on market $45,000 Active 48 DOM
3. 2026-06-17
   days on market $45,000 Active 47 DOM
4. 2026-06-16
   days on market $45,000 Active 46 DOM
5. 2026-06-15
   days on market $45,000 Active 45 DOM
6. 2026-06-14
   days on market $45,000 Active 43 DOM
7. 2026-06-13
   days on market $45,000 Active 42 DOM
8. 2026-06-10
   days on market $45,000 Active 40 DOM
9. 2026-06-09
   days on market $45,000 Active 39 DOM
10. 2026-06-08
    days on market $45,000 Active 38 DOM
11. 2026-06-07
    days on market $45,000 Active 37 DOM
12. 2026-06-05
    days on market $45,000 Active 34 DOM
13. 2026-06-03
    days on market $45,000 Active 33 DOM
14. 2026-06-02
    days on market $45,000 Active 32 DOM
15. 2026-06-01
    days on market $45,000 Active 31 DOM
16. 2026-05-31
    days on market $45,000 Active 30 DOM
17. 2026-05-30
    days on market $45,000 Active 29 DOM
18. 2026-05-01
    listed $45,000 Active 486-char remark
19. 2023-08-11
    status Active
20. 2023-08-08
    historical
21. 2023-08-04
    listed $55,000 Active

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,075
• − Mortgage interest: −$2,521
• − Property taxes: −$675
• − Insurance: −$225
• − Repairs & maintenance: −$1,286
• − Management: −$1,286
• − Depreciation: −$1,309
• Taxable income: $8,773
• Est. tax owed @ 24.0%: −$2,106
• After-tax cash flow: $6,862/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab

The home requires moderate updates to kitchen cabinets, bathroom fixtures, and interior walls to improve its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — existing cabinets need updating
• Minor bathroom fixtures — existing fixtures need updating
• Minor interior walls — existing wallpaper needs updating

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace kitchen cabinets — modernizes kitchen and increases value
• Both replace bathroom fixtures — modernizes bathroom and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · existing cabinets need updating	Minor	$500–3,000
bathroom fixtures · existing fixtures need updating	Minor	$500–3,000
interior walls · existing wallpaper needs updating	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace kitchen cabinets — modernizes kitchen and increases value ↑
• Both replace bathroom fixtures — modernizes bathroom and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Iowa City Community School District
• NCES district ID: 1914700
• Math proficiency: 65% ▼ -6.00%
• Reading proficiency: 70% ▲ 2.00%
• Median HH income: $50,229
• Composite: 57.3/100
• National rank: #1088
• State rank: #174 of 289 in IA

Livability — Iowa City

• Score: 86/100
• State rank: #13
• US rank: #450

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Johnson County · 132,710 people
• City population: 80,235
• Metro: Iowa City, IA
• Population (ZIP): 35,074
• Household income: $52,960
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 2852.0

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 (71%)
• Race & ethnicity: White 71% Hispanic / Latino 11% Black 9% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Portuguese 3% Romanian 2% Iranian 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 8% French/Haitian/Cajun 2% Arabic 2%

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: ▼ -202.53%
• Current HPI: 170.7491
• Rent YoY: ▲ 6.32%
• 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

-18.2% since first listed

4 events — show timeline

• 2026-05-01 Listed $45,000 ICAARMLS
• 2023-08-11 Relisted — ICAARMLS
• 2023-08-08 Delisted — ICAARMLS
• 2023-08-04 Listed $55,000 ICAARMLS