711 Cox Ct · Le Claire, IA 52753

$223,000

2 bd · 2.5 ba · 1,426 sqft · Townhouse public records · 35 Days on market

Built 2018 $156/sqft · 15% below area Est $238k · 6% under $195/mo HOA · 8% of rent

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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 +21.0/30.0
• ARV discount +10.4/15.0
• Schools +7.6/10.0
• DSCR +6.7/10.0
• 1% rule +6.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Subject to seller getting home they have offer on! This awesome "2 year NEW" townhouse is ready to move into! Awesome great room with kitchen that has stainless appliances & quartz counter tops, large breakfast bar, a pantry, deck, and opens to living room. This level has a 1/2 bath as well. Up are 2 bedrooms, 2 baths, and a convenient laundry. Main entry is 3x14 and pens to attached 2 car garage. Deck has a beautiful SE view AND shade in the afternoon. Close to I-80 and has seasonal "River Views!" Low maintenance and close to shopping, schools, restaurants, and the Riverfront!

Key facts

• Lawn care included
• Granite counter tops
• $195 HOA

Tags

• LAWN CARE INCLUDED
• SNOW REMOVAL INCLUDED
• OPEN CONCEPT MAIN LIVING AREA
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTER TOPS
• CONVENIENT LAUNDRY AREA

Property features AI

Finance

• Other: Fee simple ownership; Property is not currently leased; Directions: Eagle Ridge Rd, East on Iowa Dr, South on Cox Ct
• HOA & community: Monthly association fee of $195 covering lawn care and snow removal; Pets allowed (cats and dogs; weight limit up to 150 lbs; number limit applies)

Exterior

• Parking: Attached garage (garage owned) with 2 garage spaces; Concrete driveway; Garage door opener
• Utilities: Public water; Public sewer
• Home design: Attached single property; 2-story townhouse; Entry level on level 1; Approximately 6–10 years old
• Construction: Vinyl siding; Asphalt roof; Concrete perimeter foundation; Approximately 1,296 total above-ground square feet (per assessor); Unfinished basement (624 sq ft)
• Exterior features: Deck; Level lot

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator; Disposal; Eating area / breakfast bar; Luxury vinyl flooring in kitchen
• Bedrooms: Master bedroom on third level (carpeted, full bath); Bedroom 2 on third level (12 x 12, carpeted); Two additional bedrooms
• Flooring: Luxury vinyl flooring in dining room, living room, and kitchen; Carpet in bedrooms; Tile in laundry
• Bathrooms: Two full bathrooms; One half bathroom; Double sink in bath
• Heating & cooling: Natural gas heating; Forced air; Central air conditioning
• Interior features: Walk-in closets; Granite counters; Window treatments and drapes; Kitchen/dining combo
• Laundry & utility: Upper-level laundry (tile flooring)

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $223k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $223k).
• Recommended offer: $216k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.6% in Le Claire — 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 74/100 on livability (#256 in IA, #4,947 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Pleasant Valley Community School District (suburban): math 87% / reading 85% proficiency, ranked #5 of 289 in IA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 80 active listings in the ZIP; 805 units permitted in Scott County in 2024 (479 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Scott County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $216,310 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.16% ✓
• Cap rate: 7.97%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 7.2

CMA / ARV

• ARV (median comp): $238,344
• List price: $223,000
• Delta: -6.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 Cox Ct #700	0.03mi	2/2.5	1,352 (-5%)	8mo	$220,000	$163	83
724 Cox Ct	0.03mi	2/2.5	1,352 (-5%)	8mo	$220,000	$163	83
725 Cox Ct	0.04mi	2/2.5	1,352 (-5%)	10mo	$215,000	$159	82
701 Cox Ct	0.03mi	2/2.5	1,352 (-5%)	14mo	$220,000	$163	78
734 Cox Ct	0.05mi	2/2.5	1,352 (-5%)	17mo	$220,000	$163	74
801 Hartz Ct #0	0.65mi	3/3.0 (+1)	1,402 (-2%)	5mo	$362,500	$259	56
800 Hartz Ct #800	0.61mi	3/3.0 (+1)	1,528 (+7%)	0mo	$375,000	$245	52
709 Hartz Ct	0.65mi	2/3.0	1,512 (+6%)	7mo	$355,000	$235	52
1106 Iowa Dr	0.35mi	3/2.5 (+1)	1,612 (+13%)	10mo	$320,000	$199	49
809 Hartz Ct	0.65mi	3/3.0 (+1)	1,498 (+5%)	9mo	$355,000	$237	47
1108 Iowa Dr	0.34mi	3/3.0 (+1)	1,609 (+13%)	14mo	$315,000	$196	44
1329 Wisconsin St	0.59mi	3/1.5 (+1)	1,318 (-8%)	15mo	$215,000	$163	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-16,076
• Equity at exit: $33,250

10-year hold

• IRR: 2.7%
• Equity multiple: 1.20×
• Total profit: $12,252
• Equity at exit: $19,281

Cash invested: $62,440 (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 52753

• Home prices YoY: -31.0%
• Active inventory: 80
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,578 medium
• Mortgage (P&I): −$1,169
• Tax from tax record: −$267 /mo · $3,202/yr
• Insurance: −$93
• HOA: −$195
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $313

Break-even live

Break-even rent $2,183

Max offer price $223,000

Occupancy floor 83%

Sensitivity live

Price	-10% $439	-5% $376	+0% $313	+5% $249	+10% $186
Rent	-10% $109	-5% $211	+0% $313	+5% $414	+10% $516
Rate	-1.0pp $425	-0.5pp $369	base $313	+0.5pp $255	+1.0pp $196

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: $55,750
• Closing costs: $6,690
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $195 · $2,340/yr

Listing history 31 events

1. 2026-06-18
   days on market $223,000 Active 35 DOM
2. 2026-06-17
   days on market $223,000 Active 34 DOM
3. 2026-06-16
   days on market $223,000 Active 33 DOM
4. 2026-06-15
   days on market $223,000 Active 32 DOM
5. 2026-06-14
   days on market $223,000 Active 30 DOM
6. 2026-06-13
   days on market $223,000 Active 29 DOM
7. 2026-06-10
   days on market $223,000 Active 27 DOM
8. 2026-06-09
   days on market $223,000 Active 26 DOM
9. 2026-06-08
   days on market $223,000 Active 25 DOM
10. 2026-06-07
    days on market $223,000 Active 24 DOM
11. 2026-06-05
    days on market $223,000 Active 21 DOM
12. 2026-06-03
    days on market $223,000 Active 20 DOM
13. 2026-06-02
    days on market $223,000 Active 19 DOM
14. 2026-06-01
    days on market $223,000 Active 18 DOM
15. 2026-05-31
    days on market $223,000 Active 17 DOM
16. 2026-05-30
    days on market $223,000 Active 16 DOM
17. 2026-05-13
    listed $223,000 Active 526-char remark
18. 2022-10-05
    historical
19. 2021-06-16
    soldstatus $200,000
20. 2021-06-11
    soldstatus $200,000

    Show marketing remark (608 chars)

    Subject to seller getting home they have offer on! This awesome "2 year NEW" townhouse is ready to move into! Awesome great room with kitchen that has stainless appliances & quartz counter tops, large breakfast bar, a pantry, deck, and opens to living room. This level has a 1/2 bath as well. Up are 2 bedrooms, 2 baths, and a convenient laundry. Main entry is 3x14 and pens to attached 2 car garage. Deck has a beautiful SE view AND shade in the afternoon. Close to I-80 and has seasonal "River Views!" Low maintenance and close to shopping, schools, restaurants, and the Riverfront!

21. 2021-06-11
    soldstatus $200,000

    Show marketing remark (608 chars)

    Subject to seller getting home they have offer on! This awesome "2 year NEW" townhouse is ready to move into! Awesome great room with kitchen that has stainless appliances & quartz counter tops, large breakfast bar, a pantry, deck, and opens to living room. This level has a 1/2 bath as well. Up are 2 bedrooms, 2 baths, and a convenient laundry. Main entry is 3x14 and pens to attached 2 car garage. Deck has a beautiful SE view AND shade in the afternoon. Close to I-80 and has seasonal "River Views!" Low maintenance and close to shopping, schools, restaurants, and the Riverfront!

22. 2021-04-24
    listed $199,900

    Show marketing remark (608 chars)

    Subject to seller getting home they have offer on! This awesome "2 year NEW" townhouse is ready to move into! Awesome great room with kitchen that has stainless appliances & quartz counter tops, large breakfast bar, a pantry, deck, and opens to living room. This level has a 1/2 bath as well. Up are 2 bedrooms, 2 baths, and a convenient laundry. Main entry is 3x14 and pens to attached 2 car garage. Deck has a beautiful SE view AND shade in the afternoon. Close to I-80 and has seasonal "River Views!" Low maintenance and close to shopping, schools, restaurants, and the Riverfront!

23. 2021-04-24
    listed $199,900

    Show marketing remark (608 chars)

    Subject to seller getting home they have offer on! This awesome "2 year NEW" townhouse is ready to move into! Awesome great room with kitchen that has stainless appliances & quartz counter tops, large breakfast bar, a pantry, deck, and opens to living room. This level has a 1/2 bath as well. Up are 2 bedrooms, 2 baths, and a convenient laundry. Main entry is 3x14 and pens to attached 2 car garage. Deck has a beautiful SE view AND shade in the afternoon. Close to I-80 and has seasonal "River Views!" Low maintenance and close to shopping, schools, restaurants, and the Riverfront!

24. 2019-08-16
    soldstatus $175,000
25. 2019-07-22
    soldstatus $174,900
26. 2019-07-22
    soldstatus $174,900
27. 2019-03-29
    listed $174,900
28. 2019-03-29
    listed $174,900
29. 2019-03-29
    historical
30. 2013-11-14
    soldstatus $180,000
31. 2012-09-20
    soldstatus $180,000

ⓘ 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: $3,202 · $267/mo
• Projected year-2 tax: $3,352 · $279/mo
• Expected delta: +$150/yr (+$12/mo · 4.7%)

ⓘ 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 ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,938
• − Mortgage interest: −$12,491
• − Property taxes: −$3,202
• − Insurance: −$1,115
• − Repairs & maintenance: −$2,475
• − Management: −$2,475
• − HOA: −$2,340
• − Depreciation: −$6,487
• Taxable income: $352
• Est. tax owed @ 24.0%: −$85
• After-tax cash flow: $3,666/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: Pleasant Valley Community School District
• NCES district ID: 1923110
• Math proficiency: 87% ▼ -4.00%
• Reading proficiency: 85% ▼ -2.00%
• Median HH income: $80,716
• Composite: 75.59/100
• National rank: #130
• State rank: #5 of 289 in IA

Livability — Le Claire

• Score: 74/100
• State rank: #256
• US rank: #4947

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Le Claire, IA
• Population (ZIP): 6,111

Population outlook (Scott County) Hauer SSP2

• Today (2025): 188,878 people
• By 2030: 196,648 · +4.1%
• By 2040: 210,860 · +11.6%
• By 2050: 224,359 · +18.8%
• By 2075: 258,884 · +37.1%
• By 2100: 286,447 · +51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Asian 2% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Italian 3% Slovak 2%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Scott

• 2024 margin: Toss-up / Even · D 47.3% · R 51.2% · Other 1.4%
• 2008→2024 swing: -18.4pp toward R · 2008: 14.6pp · 2024: -3.9pp
• All cycles: 2024: R+3.9 2020: D+3.5 2016: D+1.4 2012: D+13.8 2008: D+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.47%
• Current HPI: 203.798
• 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

+23.9% since first listed

15 events — show timeline

• 2026-05-13 Listed $223,000 MRED as Distributed by MLS Grid
• 2022-10-05 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-06-16 Sold (Public Records) $200,000 Public Records
• 2021-06-11 Sold (MLS) $200,000 RMLSA as Distributed by MLS Grid
• 2021-06-11 Sold (MLS) $200,000 MRED as Distributed by MLS Grid
• 2021-04-24 Listed $199,900 RMLSA as Distributed by MLS Grid
• 2021-04-24 Listed $199,900 MRED as Distributed by MLS Grid
• 2019-08-16 Sold (Public Records) $175,000 Public Records
• 2019-07-22 Sold (MLS) $174,900 MRED as Distributed by MLS Grid
• 2019-07-22 Sold (MLS) $174,900 RMLSA as Distributed by MLS Grid
• 2019-03-29 Listing Removed — MRED as Distributed by MLS Grid
• 2019-03-29 Listed $174,900 MRED as Distributed by MLS Grid
• 2019-03-29 Listed $174,900 RMLSA as Distributed by MLS Grid
• 2013-11-14 Sold (Public Records) $180,000 Public Records
• 2012-09-20 Sold (Public Records) $180,000 Public Records

Property tax history

+59.5%/yr

Latest (2025): $3,202 · -1.6% YoY. Source: county tax records.