4910 Pershing Dr · Muscatine, IA 52761

$75,000

3 bd · 2.0 ba · 1,456 sqft · Other · 41 Days on market

Built 2011 ↓ 17% since listing

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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

Conside this spacious manufactured 3 bedroom, 2 bath home with an open concept. It also features a 2 car garage. Main floor amenities. Stone skirting offers low maintenance! Washer, dryer, and oven stay. Move-in ready. Furniture is negotiable. Bein sold AS-IS, Where IS. This is on LEASED LAND and will require park approval and lot rent. Contact Ripley's for their guidelines and rates. Cash preferred or mobile home financing.

Key facts

• 2 garage spots
• Built 2011
• Listed 40 days

Property features AI

Finance

• Other: Directions: From Taylor Ave, turn north on 180th St and an immediate left onto Pershing. Home is on the right.

Exterior

• Parking: Detached 2-car garage
• Utilities: Shared well water; Public sewer; Natural gas available
• Home design: One-level mobile home; Residential property
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Residential zoning

Interior

• Kitchen: Includes dishwasher
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 2 main-level bathrooms
• Heating & cooling: Central air
• Interior features: Dishwasher; Dryer; Washer; Central air conditioning
• Laundry & utility: Main-level laundry (washer and dryer included)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $615 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% 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 $519 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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. 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.
4. 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.
5. 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: 1.78% ✓
• Cap rate: 16.14%
• Cash-on-cash: 35.17%
• DSCR: 2.56
• 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: 30.7%
• Equity multiple: 2.29×
• Total profit: $27,014
• Equity at exit: $11,183

10-year hold

• IRR: 37.9%
• Equity multiple: 4.52×
• Total profit: $73,879
• Equity at exit: $6,485

Cash invested: $21,000 (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: $1,335 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$15 /mo · $180/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $615

Break-even live

Break-even rent $556

Max offer price $75,000

Occupancy floor 49%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $75,000 Active 41 DOM
2. 2026-06-17
   days on market $75,000 Active 40 DOM
3. 2026-06-16
   days on market $75,000 Active 39 DOM
4. 2026-06-15
   days on market $75,000 Active 38 DOM
5. 2026-06-13
   days on market $75,000 Active 36 DOM
6. 2026-06-12
   days on market $75,000 Active 35 DOM
7. 2026-06-09
   days on market $75,000 Active 32 DOM
8. 2026-06-09
   price $75,000 Active 31 DOM
9. 2026-06-08
   days on market $80,000 Active 31 DOM
10. 2026-06-07
    days on market $80,000 Active 30 DOM
11. 2026-06-07
    days on market $80,000 Active 29 DOM
12. 2026-06-04
    days on market $80,000 Active 26 DOM
13. 2026-06-02
    days on market $80,000 Active 25 DOM
14. 2026-06-01
    days on market $80,000 Active 24 DOM
15. 2026-05-31
    days on market $80,000 Active 23 DOM
16. 2026-05-31
    days on market $80,000 Active 22 DOM
17. 2026-05-08
    listed $90,000 Active 428-char remark

ⓘ 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: $180 · $15/mo
• Projected year-2 tax: $679 · $57/mo
• Expected delta: +$499/yr (+$42/mo · 277.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,025
• − Mortgage interest: −$4,201
• − Property taxes: −$180
• − Insurance: −$375
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$2,182
• Taxable income: $6,523
• Est. tax owed @ 24.0%: −$1,565
• After-tax cash flow: $5,819/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

-16.7% since first listed

3 events — show timeline

• 2026-06-08 Price Changed $75,000 Muscatine BOR
• 2026-05-22 Price Changed $80,000 Muscatine BOR
• 2026-05-08 Listed $90,000 Muscatine BOR

Property tax history

+1.9%/yr

Latest (2025): $180 · +3.4% YoY. Source: county tax records.