4 Frontier Ct · Le Claire, IA 52753

$449,900

4 bd · 3.0 ba · 2,596 sqft · SingleFamily public records · 48 Days on market

Built 2008 9,583 sqft lot $173/sqft · 5% above area Est $492k · 9% under

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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 +21.6/30.0
• ARV discount +11.3/15.0
• Schools +7.6/10.0
• DSCR +6.9/10.0
• 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

5 bedroom walk-out Ranch home in popular Cody Hunt neighborhood in Le Claire. Enjoy small town living on the Mississippi River. Open concept floor plan with with Vaulted ceiling great room,, informal dining and island kitchen with pantry. Large master bedroom suite. Spacious master bath with dual sink vanity, stand alone shower and jetted tub. Large walk-in closet. Finished walk-out basement with 3 bedrooms, 3rd full bath and large rec room. Sliders to patio to fenced backyard. Appliances stay, large wardrobe in master bedroom does not stay. Buyer and buyer's agent to verify all measurements.

Key facts

• Cozy gas fireplace
• Covered deck
• Granite countertops

Tags

• OPEN-CONCEPT FLOOR PLAN
• COZY GAS FIREPLACE
• GRANITE COUNTERTOPS
• COVERED DECK
• PRIVATE FENCED BACKYARD
• SPA-LIKE ENSUITE BATH

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (2 spaces); Total of 2 parking spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Detached single-family home; Single-story design; Assessor-listed living area; Approximately 16–20 years old
• Construction: Vinyl siding with frame construction; Asphalt roof; Concrete perimeter foundation; Below-grade finished area and finished basement living space
• Exterior features: Deck; Patio; Fenced yard; Lot on a cul-de-sac; level to sloped terrain; dimensions approximately 60 x 160

Interior

• Kitchen: Eating area with breakfast bar and island; Granite counters; Range; Microwave; Refrigerator; Dishwasher; Range hood; Disposal
• Bedrooms: 2 main-level bedrooms (including a 15 x 15 master bedroom with full bath); 3 additional bedrooms below grade (possible total of 5 bedrooms; example sizes: 11 x 13, 11 x 11, 9 x 10, 9 x 10)
• Flooring: Hardwood in main living areas and kitchen; Carpet in bedrooms; Luxury vinyl flooring in basement recreation and finished areas
• Bathrooms: 3 full bathrooms; Basement bathroom(s) present; Whirlpool tub
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Walk-in closets; Granite counters; Drapes on windows; Gas log fireplace in the great room; Full egress, full, walk-out basement
• Laundry & utility: Main-level laundry (washer and dryer included); Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $684 ($8k/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: $436k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 $13k 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 48 days — a 3% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 18y 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 $315k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $436,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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. 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?
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: 1.02% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.52%
• DSCR: 1.29
• GRM: 8.2

CMA / ARV

• ARV (median comp): $491,793
• List price: $449,900
• Delta: -8.52%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Frontier Ct	0.01mi	4/3.0	2,469 (-5%)	23mo	$395,000	$160	72
609 5 St N	0.24mi	4/3.5	2,908 (+12%)	0mo	$485,000	$167	67
11 Viola Dr	0.53mi	4/3.0	2,774 (+7%)	0mo	$608,607	$219	64
1099 Bridgeview Pl	0.73mi	5/3.5 (+1)	2,621 (+1%)	0mo	$525,000	$200	57
214 S 3rd St	0.71mi	3/2.0 (-1)	2,304 (-11%)	2mo	$245,000	$106	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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-29,354
• Equity at exit: $67,082

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $30,437
• Equity at exit: $38,899

Cash invested: $125,972 (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 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): −$2,359
• Tax from tax record: −$403 /mo · $4,836/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$966
• Net cashflow: $684

Break-even live

Break-even rent $3,734

Max offer price $449,900

Occupancy floor 80%

Sensitivity live

Price	-10% $939	-5% $812	+0% $684	+5% $557	+10% $430
Rent	-10% $321	-5% $503	+0% $684	+5% $866	+10% $1,048
Rate	-1.0pp $911	-0.5pp $799	base $684	+0.5pp $568	+1.0pp $449

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: $112,475
• Closing costs: $13,497
• 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	0.43mi

Listing history 39 events

1. 2026-06-16
   status $449,900 Pending 48 DOM
2. 2026-06-16
   days on market $449,900 Active 48 DOM
3. 2026-06-15
   days on market $449,900 Active 47 DOM
4. 2026-06-14
   days on market $449,900 Active 45 DOM
5. 2026-06-13
   days on market $449,900 Active 44 DOM
6. 2026-06-10
   days on market $449,900 Active 42 DOM
7. 2026-06-09
   days on market $449,900 Active 41 DOM
8. 2026-06-08
   days on market $449,900 Active 40 DOM
9. 2026-06-07
   days on market $449,900 Active 39 DOM
10. 2026-06-05
    days on market $449,900 Active 36 DOM
11. 2026-06-03
    pricedays on market $449,900 Active 35 DOM
12. 2026-06-02
    days on market $459,900 Active 34 DOM
13. 2026-06-01
    days on market $459,900 Active 33 DOM
14. 2026-05-31
    days on market $459,900 Active 32 DOM
15. 2026-05-30
    days on market $459,900 Active 31 DOM
16. 2026-05-14
    historical Contingent - Continue to Show 1057-char remark
17. 2026-04-29
    listed $459,900 Active 1057-char remark
18. 2021-08-27
    soldstatus $315,000
19. 2021-08-25
    soldstatus $315,000 599-char remark

    Show marketing remark (599 chars)

    5 bedroom walk-out Ranch home in popular Cody Hunt neighborhood in Le Claire. Enjoy small town living on the Mississippi River. Open concept floor plan with with Vaulted ceiling great room,, informal dining and island kitchen with pantry. Large master bedroom suite. Spacious master bath with dual sink vanity, stand alone shower and jetted tub. Large walk-in closet. Finished walk-out basement with 3 bedrooms, 3rd full bath and large rec room. Sliders to patio to fenced backyard. Appliances stay, large wardrobe in master bedroom does not stay. Buyer and buyer's agent to verify all measurements.

20. 2021-08-25
    soldstatus $315,000 599-char remark

    Show marketing remark (599 chars)

    5 bedroom walk-out Ranch home in popular Cody Hunt neighborhood in Le Claire. Enjoy small town living on the Mississippi River. Open concept floor plan with with Vaulted ceiling great room,, informal dining and island kitchen with pantry. Large master bedroom suite. Spacious master bath with dual sink vanity, stand alone shower and jetted tub. Large walk-in closet. Finished walk-out basement with 3 bedrooms, 3rd full bath and large rec room. Sliders to patio to fenced backyard. Appliances stay, large wardrobe in master bedroom does not stay. Buyer and buyer's agent to verify all measurements.

21. 2021-08-06
    historical
22. 2021-08-06
    historical
23. 2021-07-08
    listed $299,000 599-char remark

    Show marketing remark (599 chars)

    5 bedroom walk-out Ranch home in popular Cody Hunt neighborhood in Le Claire. Enjoy small town living on the Mississippi River. Open concept floor plan with with Vaulted ceiling great room,, informal dining and island kitchen with pantry. Large master bedroom suite. Spacious master bath with dual sink vanity, stand alone shower and jetted tub. Large walk-in closet. Finished walk-out basement with 3 bedrooms, 3rd full bath and large rec room. Sliders to patio to fenced backyard. Appliances stay, large wardrobe in master bedroom does not stay. Buyer and buyer's agent to verify all measurements.

24. 2021-07-08
    listed $299,000 599-char remark

    Show marketing remark (599 chars)

    5 bedroom walk-out Ranch home in popular Cody Hunt neighborhood in Le Claire. Enjoy small town living on the Mississippi River. Open concept floor plan with with Vaulted ceiling great room,, informal dining and island kitchen with pantry. Large master bedroom suite. Spacious master bath with dual sink vanity, stand alone shower and jetted tub. Large walk-in closet. Finished walk-out basement with 3 bedrooms, 3rd full bath and large rec room. Sliders to patio to fenced backyard. Appliances stay, large wardrobe in master bedroom does not stay. Buyer and buyer's agent to verify all measurements.

25. 2015-03-31
    soldstatus $251,000
26. 2015-03-27
    soldstatus $251,000
27. 2015-03-27
    soldstatus $251,000
28. 2015-03-27
    listed $251,000
29. 2015-03-27
    listed $251,000
30. 2013-06-10
    soldstatus $240,000
31. 2013-06-06
    soldstatus $240,000
32. 2013-06-06
    soldstatus $240,000
33. 2013-04-12
    listed $243,900
34. 2013-04-12
    listed $243,900
35. 2011-04-22
    soldstatus $231,000
36. 2008-12-30
    soldstatus $225,000
37. 2008-12-30
    soldstatus $225,000
38. 2008-09-03
    listed $210,800
39. 2008-09-03
    listed $210,800

ⓘ 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: $4,836 · $403/mo
• Projected year-2 tax: $5,950 · $496/mo
• Expected delta: +$1,114/yr (+$93/mo · 23.0%)

ⓘ 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 2/10 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: −$25,201
• − Property taxes: −$4,836
• − Insurance: −$2,250
• − Repairs & maintenance: −$4,416
• − Management: −$4,416
• − Depreciation: −$13,088
• Taxable income: $993
• Est. tax owed @ 24.0%: −$238
• After-tax cash flow: $7,972/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

+113.4% since first listed

27 events — show timeline

• 2026-06-16 Pending — MRED as Distributed by MLS Grid
• 2026-06-03 Price Changed $449,900 MRED as Distributed by MLS Grid
• 2026-05-27 Relisted — MRED as Distributed by MLS Grid
• 2026-05-14 Contingent — MRED as Distributed by MLS Grid
• 2026-04-29 Listed $459,900 MRED as Distributed by MLS Grid
• 2021-08-27 Sold (Public Records) $315,000 Public Records
• 2021-08-25 Sold (MLS) $315,000 RMLSA as Distributed by MLS Grid
• 2021-08-25 Sold (MLS) $315,000 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2021-07-08 Listed $299,000 RMLSA as Distributed by MLS Grid
• 2021-07-08 Listed $299,000 MRED as Distributed by MLS Grid
• 2015-03-31 Sold (Public Records) $251,000 Public Records
• 2015-03-27 Listed $251,000 RMLSA as Distributed by MLS Grid
• 2015-03-27 Listed $251,000 MRED as Distributed by MLS Grid
• 2015-03-27 Sold (MLS) $251,000 RMLSA as Distributed by MLS Grid
• 2015-03-27 Sold (MLS) $251,000 MRED as Distributed by MLS Grid
• 2013-06-10 Sold (Public Records) $240,000 Public Records
• 2013-06-06 Sold (MLS) $240,000 MRED as Distributed by MLS Grid
• 2013-06-06 Sold (MLS) $240,000 RMLSA as Distributed by MLS Grid
• 2013-04-12 Listed $243,900 MRED as Distributed by MLS Grid
• 2013-04-12 Listed $243,900 RMLSA as Distributed by MLS Grid
• 2011-04-22 Sold (Public Records) $231,000 Public Records
• 2008-12-30 Sold (MLS) $225,000 RMLSA as Distributed by MLS Grid
• 2008-12-30 Sold (MLS) $225,000 MRED as Distributed by MLS Grid
• 2008-09-03 Listed $210,800 RMLSA as Distributed by MLS Grid
• 2008-09-03 Listed $210,800 MRED as Distributed by MLS Grid

Property tax history

+1.5%/yr

Latest (2025): $4,836 · -1.5% YoY. Source: county tax records.