4115 Bladensburg Rd. Rd · Agency, IA 52501

$89,000

2 bd · 1.0 ba · 896 sqft · Manufactured public records · 134 Days on market

Built 1999 1.00 ac lot Est $86k · 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 +27.5/30.0
• DSCR +9.7/10.0
• 1% rule +7.0/10.0
• ARV discount +5.9/15.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well kept home sits on nearly an acre of land allowing you to enjoy the county life without all of the work. Recent remodel. Open concept, New kitchen cabinetry and counter-top, Beautiful accent wall, All new flooring. The pictures don't do it justice you have to see for yourself. Ample room for your king size bed in the master. All on one level, no more stairs to do laundry! Beautiful views from every window. Nice size storage building to park your lawn equipment. Enclosed car-port. Beautiful mature shade trees. Large multi level deck for entertaining or just to sit and enjoy the peace and quiet.

Key facts

• Cardinal school
• Rear deck
• 1 acre lot

Tags

• COMMUTER DISTANCE TO OTTUMWA
• COMMUTER DISTANCE TO FAIRFIELD
• CARDINAL SCHOOL
• REAR DECK

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Detached garage with 1 garage space; Gravel parking; Garage door opener
• Security:
• Utilities: Electric service with circuit breakers; Septic tank sewer
• Home design: Residential mobile home
• Construction: Frame construction with vinyl siding
• Exterior features: Metal roof; Public maintained road access via county road; Two parcels totaling approximately 1 acre (two parcels: 0.8 + 0.2 acres, irregular)

Interior

• Kitchen: Range, Microwave, Dishwasher, Refrigerator
• Bedrooms:
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Range, Microwave, Dishwasher, Refrigerator, Washer, Dryer; Carpet and laminate flooring; Central air conditioning; Forced air heating
• Laundry & utility: Washer and Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#439 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, schools F.
• Cardinal Community School District (rural): math 54% / reading 58% proficiency, ranked #262 of 289 in IA (top 91%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 192 active listings in the ZIP; 44 units permitted in Wapello County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $615 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wapello County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $55k; list at $89k implies a 62% gain — meaningful room to come down on a strong offer.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.20% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.73%
• DSCR: 1.57
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $86,016
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4115 Bladensburg Rd. Rd	0.00mi	2/1.0	896 (0%)	1mo	$86,000	$96	99

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: 2.5%
• Equity multiple: 1.10×
• Total profit: $2,402
• Equity at exit: $13,270

10-year hold

• IRR: 12.1%
• Equity multiple: 1.95×
• Total profit: $23,735
• Equity at exit: $7,695

Cash invested: $24,920 (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 52501

• Active inventory: 192
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,065 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$73 /mo · $880/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $264

Break-even live

Break-even rent $731

Max offer price $89,000

Occupancy floor 70%

Sensitivity live

Price	-10% $315	-5% $289	+0% $264	+5% $239	+10% $214
Rent	-10% $180	-5% $222	+0% $264	+5% $306	+10% $348
Rate	-1.0pp $309	-0.5pp $287	base $264	+0.5pp $241	+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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-14
   status Pending
2. 2026-03-21
   historical Active Under Contract
3. 2025-12-30
   listed $89,000 Active
4. 2018-10-04
   soldstatus $55,000
5. 2018-10-03
   soldstatus $55,000 609-char remark

   Show marketing remark (609 chars)

   This well kept home sits on nearly an acre of land allowing you to enjoy the county life without all of the work. Recent remodel. Open concept, New kitchen cabinetry and counter-top, Beautiful accent wall, All new flooring. The pictures don't do it justice you have to see for yourself. Ample room for your king size bed in the master. All on one level, no more stairs to do laundry! Beautiful views from every window. Nice size storage building to park your lawn equipment. Enclosed car-port. Beautiful mature shade trees. Large multi level deck for entertaining or just to sit and enjoy the peace and quiet.

6. 2018-08-20
   listed $55,000 609-char remark

   Show marketing remark (609 chars)

   This well kept home sits on nearly an acre of land allowing you to enjoy the county life without all of the work. Recent remodel. Open concept, New kitchen cabinetry and counter-top, Beautiful accent wall, All new flooring. The pictures don't do it justice you have to see for yourself. Ample room for your king size bed in the master. All on one level, no more stairs to do laundry! Beautiful views from every window. Nice size storage building to park your lawn equipment. Enclosed car-port. Beautiful mature shade trees. Large multi level deck for entertaining or just to sit and enjoy the peace and quiet.

7. 2017-01-10
   soldstatus $42,500 485-char remark

   Show marketing remark (485 chars)

   This well kept home sits on nearly an acre of land allowing you to enjoy the county life without all of the work. Loads of storage in the large eat-in kitchen. Beautiful views from the living room. Ample room for your king size bed in the master. All on one level, no more stairs to do laundry! Nice size storage building to park your lawn equipment. Enclosed car-port. Beautiful mature shade trees. Large multi level deck for entertaining or just to sit and enjoy the peace and quiet.

8. 2016-08-24
   listed $45,000 485-char remark

   Show marketing remark (485 chars)

   This well kept home sits on nearly an acre of land allowing you to enjoy the county life without all of the work. Loads of storage in the large eat-in kitchen. Beautiful views from the living room. Ample room for your king size bed in the master. All on one level, no more stairs to do laundry! Nice size storage building to park your lawn equipment. Enclosed car-port. Beautiful mature shade trees. Large multi level deck for entertaining or just to sit and enjoy the peace and quiet.

9. 2013-06-20
   soldstatus $30,000

ⓘ 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: $880 · $73/mo
• Projected year-2 tax: $1,139 · $95/mo
• Expected delta: +$259/yr (+$22/mo · 29.4%)

ⓘ 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 1/10 Low
• 🌡 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,781
• − Mortgage interest: −$4,985
• − Property taxes: −$880
• − Insurance: −$445
• − Repairs & maintenance: −$1,022
• − Management: −$1,022
• − Depreciation: −$2,589
• Taxable income: $1,836
• Est. tax owed @ 24.0%: −$441
• After-tax cash flow: $2,730/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: Cardinal Community School District
• NCES district ID: 1906240
• Math proficiency: 54% ▼ -2.00%
• Reading proficiency: 58% ▼ -3.00%
• Median HH income: $45,438
• Composite: 47.32/100
• National rank: #2298
• State rank: #262 of 289 in IA

Livability — Agency

• Score: 68/100
• State rank: #439
• US rank: #9620

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 30,341

Population outlook (Wapello County) Hauer SSP2

• Today (2025): 35,472 people
• By 2030: 35,563 · +0.3%
• By 2040: 36,083 · +1.7%
• By 2050: 37,287 · +5.1%
• By 2075: 43,898 · +23.8%
• By 2100: 52,973 · +49.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 14% Two or more races 7% Black 4% Pacific Islander 2% Asian 2%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Iranian 4% Italian 1% Slovak 1%
• Foreign-born: 11% · Canada
• Languages at home: 84% English-only · Spanish 10% Other Asian/Pacific 3% Tagalog/Filipino 1%

Political lean MEDSL · Wapello

• 2024 margin: Solid R (+31.4) · D 33.6% · R 65.0% · Other 1.4%
• 2008→2024 swing: -45.0pp toward R · 2008: 13.5pp · 2024: -31.4pp
• All cycles: 2024: R+31.4 2020: R+23.6 2016: R+20.8 2012: D+11.8 2008: D+13.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -94.66%
• Current HPI: 174.6021
• 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

+196.7% since first listed

9 events — show timeline

• 2026-05-14 Pending — IAR
• 2026-03-21 Contingent — IAR
• 2025-12-30 Listed $89,000 IAR
• 2018-10-04 Sold (Public Records) $55,000 Public Records
• 2018-10-03 Sold (MLS) $55,000 IAR
• 2018-08-20 Listed $55,000 IAR
• 2017-01-10 Sold (MLS) $42,500 IAR
• 2016-08-24 Listed $45,000 IAR
• 2013-06-20 Sold (Public Records) $30,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $880 · +8.4% YoY. Source: county tax records.