911 E 8th St · Muscatine, IA 52761

$114,900

3 bd · 2.0 ba · 1,192 sqft · SingleFamily public records · 13 Days on market

Built 1900 4,792 sqft lot

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Why this score? — see what drove the F 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 +7.8/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This house offers 3 bedrooms, 2 bathrooms. Has main level laundry and a 2 car garage. With a little TLC this house could be so much more. Might just be what you're looking for!

Key facts

• 4,792 sq ft lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $92k (19.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $86k (25.6% below list).
• Recommended offer: $86k (25.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#358 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety D+, amenities F, commute F.
• Muscatine Community School District (town): math 55% / reading 59% proficiency, ranked #257 of 289 in IA (top 89%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 188 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 65 units permitted in Muscatine County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $794 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Muscatine County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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 $42k; list at $115k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,535 (25.6% 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.74% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.77%
• DSCR: 0.79
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -24.4%
• Equity multiple: 0.17×
• Total profit: $-26,744
• Equity at exit: $17,132

10-year hold

• IRR: -19.7%
• Equity multiple: -0.05×
• Total profit: $-33,698
• Equity at exit: $9,934

Cash invested: $32,172 (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 52761

• Active inventory: 188
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $855 high
• Mortgage (P&I): −$603
• Tax from tax record: −$153 /mo · $1,838/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $-128

Break-even live

Break-even rent $1,017

Max offer price $92,312

Occupancy floor —

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 E 6th St Unit A Muscatine, IA	2.0	1.0	800	$700	$0.88	44d	1	0.17mi
101 W 7th St Muscatine, IA	3.0	1.0	750	$800	$1.07	44d	1	0.57mi
318 1/2 Pine St Muscatine, IA	2.0	1.0	816	$775	$0.95	21d	1	0.76mi
307 W 3rd St Unit A Muscatine, IA	2.0	1.0	935	$800	$0.86	14d	1	0.80mi
2111 Bidwell Rd Muscatine, IA	2.0	1.0	564	$835	$1.48	13d	1	0.90mi
611 W 7th St Muscatine, IA	3.0	1.5	964	$1,250	$1.30	44d	1	0.96mi
158 Colorado St Muscatine, IA	2.0–4.0	2.0–4.0	625	$1,325	$2.12	13d	14	1.14mi
401 Colorado St Muscatine, IA	2.0–3.0	1.0–1.5	992	$1,320	$1.33	13d	1	1.49mi

Listing history 10 events

1. 2026-05-04
   status Pending 176-char remark

   Show marketing remark (176 chars)

   This house offers 3 bedrooms, 2 bathrooms. Has main level laundry and a 2 car garage. With a little TLC this house could be so much more. Might just be what you're looking for!

2. 2026-04-21
   listed $114,900 Active 176-char remark

   Show marketing remark (176 chars)

   This house offers 3 bedrooms, 2 bathrooms. Has main level laundry and a 2 car garage. With a little TLC this house could be so much more. Might just be what you're looking for!

3. 2018-05-07
   listed $74,000
4. 2018-01-16
   listed $74,000
5. 2015-05-08
   soldstatus $41,500
6. 2015-03-24
   listed $44,900
7. 2006-08-30
   soldstatus $84,000
8. 2006-08-24
   soldstatus $84,000
9. 1993-10-08
   soldstatus $42,500
10. 1993-10-08
    soldstatus $42,500

ⓘ 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: $1,838 · $153/mo
• Projected year-2 tax: $1,838 · $153/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥107°F today · 16 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: $10,264
• − Mortgage interest: −$6,436
• − Property taxes: −$1,838
• − Insurance: −$574
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$3,343
• Taxable loss: −$3,569
• Est. tax savings @ 24.0%: +$857
• After-tax cash flow: $-678/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: Muscatine Community School District
• NCES district ID: 1920130
• Math proficiency: 55% ▼ -7.00%
• Reading proficiency: 59% ▲ 2.00%
• Median HH income: $50,193
• Composite: 48.6/100
• National rank: #2110
• State rank: #257 of 289 in IA

Livability — Muscatine

• Score: 70/100
• State rank: #358
• US rank: #7508

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muscatine, IA
• City population: 29,800
• Population (ZIP): 29,800

Population outlook (Muscatine County) Hauer SSP2

• Today (2025): 44,820 people
• By 2030: 45,461 · +1.4%
• By 2040: 46,765 · +4.3%
• By 2050: 48,609 · +8.5%
• By 2075: 56,014 · +25.0%
• By 2100: 63,513 · +41.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 5% Black 4%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Portuguese 2% Romanian 2% Iranian 2%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 11% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Muscatine

• 2024 margin: R (+14.9) · D 41.7% · R 56.6% · Other 1.7%
• 2008→2024 swing: -30.6pp toward R · 2008: 15.7pp · 2024: -14.9pp
• All cycles: 2024: R+14.9 2020: R+7.0 2016: R+6.6 2012: D+15.5 2008: D+15.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.30%
• Current HPI: 182.4493
• 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

+170.4% since first listed

10 events — show timeline

• 2026-05-04 Pending — Muscatine BOR
• 2026-04-21 Listed $114,900 Muscatine BOR
• 2018-05-07 Listed $74,000 Muscatine BOR
• 2018-01-16 Listed $74,000 Muscatine BOR
• 2015-05-08 Sold (MLS) $41,500 Muscatine BOR
• 2015-03-24 Listed $44,900 Muscatine BOR
• 2006-08-30 Sold (Public Records) $84,000 Public Records
• 2006-08-24 Sold (MLS) $84,000 Muscatine BOR
• 1993-10-08 Sold (Public Records) $42,500 Public Records
• 1993-10-08 Sold (MLS) $42,500 Muscatine BOR

Property tax history

+1.3%/yr

Latest (2025): $1,838 · +4.2% YoY. Source: county tax records.