1610 Wisconsin St · Le Claire, IA 52753

$450,000

6 bd · 3.0 ba · 3,357 sqft · Other public records · 70 Days on market

Built 1963 0.85 ac lot $134/sqft · 27% below area Est $446k · at est.

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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 +20.6/30.0
• Schools +7.6/10.0
• ARV discount +7.1/15.0
• DSCR +6.5/10.0
• 1% rule +5.2/10.0
• 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

Beautiful & Spacious 6-Bedroom Home in LeClaire, Iowa! Welcome to this stunning, open-concept home in the heart of LeClaire, offering 6 generously sized bedrooms, 3 full bathrooms, and exceptional living space both upstairs and down. With fresh paint throughout the main level and updates that make it move-in ready, this property offers comfort, charm, and functionality. The main level features 3 bedrooms, including a huge primary suite with cherry cabinetry and plush carpet. Two additional bedrooms on this level feature wood flooring and carpet, respectively. The kitchen boasts floor-to-ceiling soft-close cherry cabinets and opens seamlessly to the dining and living areas-perfect for entertaining! The fully finished basement includes 3 more spacious bedrooms, all with egress windows, and additional living space. Whether you need space for guests, a home office, or a rec room, this home has it all. Additional features: * New furnace (2025) * Wood-burning fireplace for cozy nights * French doors open to a large 12' x 20' backyard deck * 2-car attached garage plus an additional 1-car detached garage * Being sold as-is-but seller will accommodate VA and FHA appraisal items. Don't miss your chance to own this incredible home in a sought-after location. Schedule your showing today and make this LeClaire gem yours!

Key facts

• Open-concept home
• Fresh paint
• French doors

Tags

• OPEN-CONCEPT HOME
• FRESH PAINT
• WOOD-BURNING FIREPLACE
• FRENCH DOORS
• LARGE BACKYARD DECK

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath other listed at $450k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $450k).
• Recommended offer: $423k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 1 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $14k 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 70 days — a 6% lower offer ($423k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $49k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $423,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 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 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.02% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (median comp): $446,355
• List price: $450,000
• Delta: 0.82%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-38,917
• Equity at exit: $67,096

10-year hold

• IRR: 1.1%
• Equity multiple: 1.08×
• Total profit: $10,073
• Equity at exit: $38,908

Cash invested: $126,000 (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 52753

• Home prices YoY: -31.0%
• Active inventory: 80
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $4,600 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$487 /mo · $5,848/yr
• Insurance: −$188
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$966
• Net cashflow: $533

Break-even live

Break-even rent $3,925

Max offer price $450,000

Occupancy floor 83%

Sensitivity live

Price	-10% $788	-5% $660	+0% $533	+5% $405	+10% $278
Rent	-10% $169	-5% $351	+0% $533	+5% $715	+10% $896
Rate	-1.0pp $759	-0.5pp $647	base $533	+0.5pp $416	+1.0pp $298

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 William Ct Unit NA Le Claire, IA	5.0	4.0	3280	$4,600	$1.40	14d	1	0.41mi

Listing history 28 events

1. 2026-06-18
   days on market $450,000 Active 70 DOM
2. 2026-06-17
   days on market $450,000 Active 69 DOM
3. 2026-06-16
   days on market $450,000 Active 68 DOM
4. 2026-06-15
   days on market $450,000 Active 67 DOM
5. 2026-06-14
   days on market $450,000 Active 65 DOM
6. 2026-06-13
   days on market $450,000 Active 64 DOM
7. 2026-06-10
   days on market $450,000 Active 62 DOM
8. 2026-06-09
   days on market $450,000 Active 61 DOM
9. 2026-06-08
   days on market $450,000 Active 60 DOM
10. 2026-06-07
    days on market $450,000 Active 59 DOM
11. 2026-06-05
    days on market $450,000 Active 56 DOM
12. 2026-06-03
    days on market $450,000 Active 55 DOM
13. 2026-06-02
    days on market $450,000 Active 54 DOM
14. 2026-06-01
    days on market $450,000 Active 53 DOM
15. 2026-05-31
    days on market $450,000 Active 52 DOM
16. 2026-05-30
    days on market $450,000 Active 51 DOM
17. 2026-04-09
    listed $499,000 Active 1333-char remark

    Show marketing remark (1333 chars)

    Beautiful & Spacious 6-Bedroom Home in LeClaire, Iowa! Welcome to this stunning, open-concept home in the heart of LeClaire, offering 6 generously sized bedrooms, 3 full bathrooms, and exceptional living space both upstairs and down. With fresh paint throughout the main level and updates that make it move-in ready, this property offers comfort, charm, and functionality. The main level features 3 bedrooms, including a huge primary suite with cherry cabinetry and plush carpet. Two additional bedrooms on this level feature wood flooring and carpet, respectively. The kitchen boasts floor-to-ceiling soft-close cherry cabinets and opens seamlessly to the dining and living areas-perfect for entertaining! The fully finished basement includes 3 more spacious bedrooms, all with egress windows, and additional living space. Whether you need space for guests, a home office, or a rec room, this home has it all. Additional features: * New furnace (2025) * Wood-burning fireplace for cozy nights * French doors open to a large 12' x 20' backyard deck * 2-car attached garage plus an additional 1-car detached garage * Being sold as-is-but seller will accommodate VA and FHA appraisal items. Don't miss your chance to own this incredible home in a sought-after location. Schedule your showing today and make this LeClaire gem yours!

18. 2026-01-21
    historical
19. 2026-01-18
    status Active
20. 2026-01-14
    historical
21. 2026-01-08
    status Active
22. 2026-01-06
    historical
23. 2026-01-05
    historical
24. 2025-10-01
    price
25. 2025-07-23
    listed Active
26. 2025-04-15
    historical
27. 2025-04-15
    historical
28. 2025-01-04
    listed Active

ⓘ 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: $5,848 · $487/mo
• Projected year-2 tax: $6,456 · $538/mo
• Expected delta: +$608/yr (+$51/mo · 10.4%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $55,200
• − Mortgage interest: −$25,207
• − Property taxes: −$5,848
• − Insurance: −$3,048
• − Repairs & maintenance: −$4,416
• − Management: −$4,416
• − Depreciation: −$13,091
• Taxable loss: −$825
• Est. tax savings @ 24.0%: +$198
• After-tax cash flow: $6,592/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

12 events — show timeline

• 2026-04-09 Listed $499,000 MRED as Distributed by MLS Grid
• 2026-01-21 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-18 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Relisted — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2025-10-01 Price Changed — RMLSA as Distributed by MLS Grid
• 2025-07-23 Listed — RMLSA as Distributed by MLS Grid
• 2025-04-15 Listing Removed — RMLSA as Distributed by MLS Grid
• 2025-04-15 Listing Removed — MRED as Distributed by MLS Grid
• 2025-01-04 Listed — RMLSA as Distributed by MLS Grid

Property tax history

-3.2%/yr

Latest (2025): $5,848 · -3.2% YoY. Source: county tax records.