1500 E Linden Dr #113 · Mount Pleasant, IA 52641

$99,900

3 bd · 2.0 ba · 1,153 sqft · SingleFamily · 55 Days on market

Built 2021 Good condition $87/sqft · 7% below area Est $107k · 7% under $300/mo HOA · 29% of rent ↓ 11% since listing

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Why this score? — see what drove the D- 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).

• ARV discount +10.6/15.0
• Cash flow +6.6/30.0
• 1% rule +5.4/10.0
• Schools +5.4/10.0
• Livability +4.2/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a Mobile Home and do not include real estate ground underneath the property and there are lease restrictions for the land these units are on. Don't miss this lovely 3 bedroom, 2 bathroom home with over 1,000 square feet! Located in the cozy community of Robin Run where the snow & lawn care is handled for you. Low monthly HOA fees include your property taxes, sanitation, and snow/ lawn maintenance. The open concept is wonderful, and its still practically brand new!

Key facts

• Built 2021
• Listed 54 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $76k (24.1% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $76k (24.1% below list) — sets the bar for cash-flow.
• Cap rate 4.3% vs local median 3.2% in Mount Pleasant — 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 84/100 on livability (#20 in IA, #662 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute F.
• Mount Pleasant Community School District (town): math 63% / reading 66% proficiency, ranked #207 of 289 in IA (top 72%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 93 active listings in the ZIP; 30 units permitted in Henry County in 2024 (8 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Henry County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.

Recommended offer $75,856 (24.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 1.04% ✓
• Cap rate: 4.30%
• Cash-on-cash: -7.13%
• DSCR: 0.68
• GRM: 8.0

CMA / ARV

• ARV (median comp): $107,176
• List price: $99,900
• Delta: -6.79%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1500 E Linden #114 Dr #114	0.02mi	3/2.0	1,153 (0%)	13mo	$115,900	$101	89
1112 S Linden Ln	0.27mi	3/2.0	1,104 (-4%)	16mo	$185,000	$168	67
1606 E Ashford Ave	0.13mi	2/2.0 (-1)	1,172 (+2%)	23mo	$177,000	$151	67
1805 E Ravenwood Ln. Ln	0.24mi	2/2.0 (-1)	1,120 (-3%)	18mo	$162,500	$145	64

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: -28.4%
• Equity multiple: 0.05×
• Total profit: $-26,571
• Equity at exit: $14,895

10-year hold

• IRR: -26.5%
• Equity multiple: -0.29×
• Total profit: $-35,952
• Equity at exit: $8,638

Cash invested: $27,972 (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 52641

• Home prices YoY: -25.2%
• Active inventory: 93
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,043 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$300
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $-166

Break-even live

Break-even rent $1,254

Max offer price $75,856

Occupancy floor —

Sensitivity live

Price	-10% $-97	-5% $-132	+0% $-166	+5% $-201	+10% $-235
Rent	-10% $-249	-5% $-207	+0% $-166	+5% $-125	+10% $-84
Rate	-1.0pp $-116	-0.5pp $-141	base $-166	+0.5pp $-192	+1.0pp $-218

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $300 · $3,600/yr
• Likely covers: landscaping

Listing history 16 events

1. 2026-06-16
   days on market $99,900 Active 55 DOM
2. 2026-06-15
   days on market $99,900 Active 54 DOM
3. 2026-06-13
   days on market $99,900 Active 52 DOM
4. 2026-06-12
   days on market $99,900 Active 51 DOM
5. 2026-06-09
   days on market $99,900 Active 48 DOM
6. 2026-06-08
   days on market $99,900 Active 47 DOM
7. 2026-06-07
   days on market $99,900 Active 46 DOM
8. 2026-06-07
   days on market $99,900 Active 45 DOM
9. 2026-06-04
   days on market $99,900 Active 42 DOM
10. 2026-06-02
    days on market $99,900 Active 41 DOM
11. 2026-06-01
    days on market $99,900 Active 40 DOM
12. 2026-05-31
    days on market $99,900 Active 39 DOM
13. 2026-05-31
    days on market $99,900 Active 38 DOM
14. 2026-05-11
    price $99,900 483-char remark

    Show marketing remark (483 chars)

    This is a Mobile Home and do not include real estate ground underneath the property and there are lease restrictions for the land these units are on. Don't miss this lovely 3 bedroom, 2 bathroom home with over 1,000 square feet! Located in the cozy community of Robin Run where the snow & lawn care is handled for you. Low monthly HOA fees include your property taxes, sanitation, and snow/ lawn maintenance. The open concept is wonderful, and its still practically brand new!

15. 2026-04-22
    listed $109,900 Active 483-char remark

    Show marketing remark (483 chars)

    This is a Mobile Home and do not include real estate ground underneath the property and there are lease restrictions for the land these units are on. Don't miss this lovely 3 bedroom, 2 bathroom home with over 1,000 square feet! Located in the cozy community of Robin Run where the snow & lawn care is handled for you. Low monthly HOA fees include your property taxes, sanitation, and snow/ lawn maintenance. The open concept is wonderful, and its still practically brand new!

16. 2024-08-06
    listed $112,500 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 15 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: $12,520
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − HOA: −$3,600
• − Depreciation: −$2,906
• Taxable loss: −$3,583
• Est. tax savings @ 24.0%: +$860
• After-tax cash flow: $-1,134/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

Good 80/100 Cosmetic rehab

This mobile home is in good condition with minimal repairs needed. It offers a good balance of curb appeal and interior updates that can significantly increase its value.

Value-add opportunities

• Both Paint the exterior siding — Fresh paint can enhance curb appeal and property value.
• Both Replace the old light fixture in the living room — A new light fixture can improve the aesthetic and functionality of the living space.
• Both Install new flooring in the bedrooms — New flooring can improve the appearance and comfort of the bedrooms, making the home more appealing to potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Replace the old light fixture in the living room — A new light fixture can improve the aesthetic and functionality of the living space. ↑
• Both Install new flooring in the bedrooms — New flooring can improve the appearance and comfort of the bedrooms, making the home more appealing to potential buyers or renters. ↑

ⓘ 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: Mount Pleasant Community School District
• NCES district ID: 1919890
• Math proficiency: 63% ▼ -5.00%
• Reading proficiency: 66% ▬ 0.00%
• Median HH income: $46,805
• Composite: 54.49/100
• National rank: #1348
• State rank: #207 of 289 in IA

Livability — Mount Pleasant

• Score: 84/100
• State rank: #20
• US rank: #662

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Pleasant, IA
• Population (ZIP): 12,796

Population outlook (Henry County) Hauer SSP2

• Today (2025): 19,583 people
• By 2030: 19,271 · -1.6%
• By 2040: 18,505 · -5.5%
• By 2050: 17,796 · -9.1%
• By 2075: 16,821 · -14.1%
• By 2100: 15,549 · -20.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 7% Two or more races 6% Black 4% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Romanian 3% Portuguese 2% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+36.0) · D 31.3% · R 67.3% · Other 1.5%
• 2008→2024 swing: -30.9pp toward R · 2008: -5.0pp · 2024: -36.0pp
• All cycles: 2024: R+36.0 2020: R+32.4 2016: R+30.9 2012: R+6.0 2008: R+5.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.39%
• Current HPI: 179.2437
• 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

-11.2% since first listed

3 events — show timeline

• 2026-05-11 Price Changed $99,900 IAR
• 2026-04-22 Listed $109,900 IAR
• 2024-08-06 Listed $112,500 IAR