214 N Matteson St · Maquoketa, IA 52060

$55,000

3 bd · 2.0 ba · 1,283 sqft · SingleFamily public records · 1 Days on market

Built 1880 ↓ 15% 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 +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 2 bath home on double corner lot. Has newer furnace and water heater and many windows replaced . Has alley access and a one car garage and another storage building. Home does need TLC and is being sold in as-is condition.

Key facts

• Garage
• Built 1880

Property features AI

Exterior

• Parking: Detached parking
• Utilities: Public water; Public sewer
• Home design: Single-family detached residence; One and one-half stories; Stone foundation
• Construction: Stone foundation; Shingle roof
• Exterior features: Shingle roof; Lot roughly 109 x 125

Interior

• Kitchen: Other appliances
• Bedrooms: One main-level bedroom
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: Window treatments; No fireplace; Partial basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).

Location & tenants

• Location reads 70/100 on livability (#362 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Maquoketa Community School District (town): math 52% / reading 57% proficiency, ranked #270 of 289 in IA (top 93%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Maquoketa Community High School (math 63% / reading 68%, grade B, #204 of 336 statewide, top 61%, 498 students, 48% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 35 active listings in the ZIP; 20 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Jackson County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $32k; list at $55k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.93% ✓
• Cap rate: 16.25%
• Cash-on-cash: 35.55%
• DSCR: 2.58
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $160,375
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
510 Butternut St	0.35mi	3/2.0	1,295 (+1%)	6mo	$120,000	$93	76
411 Butternut St	0.32mi	2/1.5 (-1)	1,279 (-0%)	13mo	$179,000	$140	67
317 W Pleasant St	0.54mi	2/1.0 (-1)	1,279 (-0%)	1mo	$155,000	$121	64
507 W Quarry St	0.53mi	3/2.0	1,234 (-4%)	9mo	$151,500	$123	61
105 S Vermont St	0.67mi	3/1.0	1,298 (+1%)	3mo	$139,900	$108	61
309 N Olive St	0.18mi	2/1.0 (-1)	1,200 (-6%)	17mo	$15,000	$13	58
1010 Kathey Dr	0.36mi	3/1.0	1,150 (-10%)	8mo	$165,000	$143	55
316 N Decker St	0.43mi	3/1.5	1,104 (-14%)	3mo	$139,000	$126	52
306 S Otto St	0.44mi	3/1.5	1,394 (+9%)	15mo	$138,000	$99	51
306 S Eliza St	0.44mi	3/1.0	1,120 (-13%)	7mo	$140,000	$125	48
505 Shoreline Dr	0.55mi	3/2.5	1,385 (+8%)	17mo	$235,000	$170	45
205 S Vermont St	0.72mi	3/1.5	1,128 (-12%)	17mo	$185,000	$164	30

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: 31.2%
• Equity multiple: 2.31×
• Total profit: $20,161
• Equity at exit: $8,201

10-year hold

• IRR: 38.4%
• Equity multiple: 4.57×
• Total profit: $55,041
• Equity at exit: $4,755

Cash invested: $15,400 (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 52060

• Home prices YoY: -21.2%
• Active inventory: 35
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,062 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$72 /mo · $862/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $456

Break-even live

Break-even rent $485

Max offer price $55,000

Occupancy floor 52%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-07
   remarks 231-char remark
2. 2026-06-07
   listed $55,000 Pending 1 DOM

ⓘ 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: $862 · $72/mo
• Projected year-2 tax: $863 · $72/mo
• Expected delta: +$1/yr ($0/mo · 0.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,750
• − Mortgage interest: −$3,081
• − Property taxes: −$862
• − Insurance: −$275
• − Repairs & maintenance: −$1,020
• − Management: −$1,020
• − Depreciation: −$1,600
• Taxable income: $4,892
• Est. tax owed @ 24.0%: −$1,174
• After-tax cash flow: $4,300/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: Maquoketa Community School District
• NCES district ID: 1918510
• Math proficiency: 52% ▼ -9.00%
• Reading proficiency: 57% ▼ -5.00%
• Median HH income: $39,880
• Composite: 45.54/100
• National rank: #2602
• State rank: #270 of 289 in IA

Livability — Maquoketa

• Score: 70/100
• State rank: #362
• US rank: #7540

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maquoketa, IA
• Population (ZIP): 8,139

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 18,736 people
• By 2030: 18,227 · -2.7%
• By 2040: 17,049 · -9.0%
• By 2050: 15,848 · -15.4%
• By 2075: 13,660 · -27.1%
• By 2100: 11,167 · -40.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Black 2%
• Common ancestry: Romanian 2% Slovak 2% Portuguese 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+32.5) · D 33.1% · R 65.6% · Other 1.3%
• 2008→2024 swing: -56.9pp toward R · 2008: 24.4pp · 2024: -32.5pp
• All cycles: 2024: R+32.5 2020: R+26.1 2016: R+19.4 2012: D+16.8 2008: D+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.28%
• Current HPI: 213.2315
• 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

-14.7% since first listed

8 events — show timeline

• 2026-06-06 Pending — ECIMLS
• 2026-06-04 Listed $55,000 ECIMLS
• 2023-05-01 Sold (MLS) $32,500 ECIMLS
• 2023-04-05 Pending — ECIMLS
• 2023-03-31 Listed $39,900 ECIMLS
• 2023-02-09 Price Changed $50,000 ECIMLS
• 2023-01-26 Price Changed $54,500 ECIMLS
• 2023-01-11 Listed $64,500 ECIMLS

Property tax history

+13.3%/yr

Latest (2025): $862 · +2.1% YoY. Source: county tax records.