210 Brook St · Muscatine, IA 52761

$144,900

3 bd · 1.5 ba · 1,406 sqft · SingleFamily public records · 14 Days on market

Built 1890 3,049 sqft lot

---

Why this score? — see what drove the D 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 +13.3/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• DSCR +4.0/10.0
• 1% rule +3.5/10.0
• 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

Charming 2-Story Home with Great Features!!! This well maintained 3-bedroom, 2-bath home offers comfort and convenience with newer windows and siding. Enjoy the bright and airy sunroom, perfect for relaxing year-round. The fenced-in backyard features spacious shed and large deck- ideal for outdoor entertaining. Located within walking distance to the bike path and downtown, you'll love the blend of privacy and accessibility this home provides!!

Key facts

• Covered deck
• New flooring
• Sunroom

Tags

• OUTDOOR LIVING SPACE
• SUNROOM
• NEW FLOORING
• NEWER WINDOWS
• VINYL-FENCED BACKYARD
• COVERED DECK

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Two levels; Single-family residential; Residential zoning
• Construction: Vinyl siding
• Exterior features: Deck; Patio

Interior

• Heating & cooling: Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $1 ($15/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (14.8% below list).
• Recommended offer: $123k (14.8% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $4k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,391 (14.8% below list)

Questions for the listing agent

1. Built in 1890 — 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. 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?
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: 0.85% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 9.8

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-23,401
• Equity at exit: $21,605

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-20,272
• Equity at exit: $12,528

Cash invested: $40,572 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,234 high
• Mortgage (P&I): −$760
• Tax from tax record: −$153 /mo · $1,840/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $1

Break-even live

Break-even rent $1,232

Max offer price $144,900

Occupancy floor 95%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 W 3rd St Unit A Muscatine, IA	2.0	1.0	935	$800	$0.86	13d	1	0.89mi
609 W 3rd St Muscatine, IA	3.0	2.0	1672	$1,350	$0.81	13d	1	1.11mi
611 W 7th St Muscatine, IA	3.0	1.5	964	$1,250	$1.30	43d	1	1.17mi
1203 Sunrise Cir Muscatine, IA	3.0	2.0	1830	$1,545	$0.84	43d	1	1.31mi
401 Colorado St Muscatine, IA	2.0–3.0	1.0–1.5	992	$1,320	$1.33	13d	1	1.38mi

Listing history 11 events

1. 2026-06-18
   days on market $144,900 Active 14 DOM
2. 2026-06-17
   days on market $144,900 Active 13 DOM
3. 2026-06-16
   days on market $144,900 Active 12 DOM
4. 2026-06-15
   days on market $144,900 Active 11 DOM
5. 2026-06-13
   days on market $144,900 Active 9 DOM
6. 2026-06-12
   days on market $144,900 Active 8 DOM
7. 2026-06-09
   days on market $144,900 Active 5 DOM
8. 2026-06-08
   days on market $144,900 Active 4 DOM
9. 2026-06-07
   days on market $144,900 Active 3 DOM
10. 2026-06-07
    remarks 687-char remark
11. 2026-06-07
    listed $144,900 Active 2 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: $1,840 · $153/mo
• Projected year-2 tax: $2,057 · $171/mo
• Expected delta: +$217/yr (+$18/mo · 11.8%)

ⓘ 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: $14,807
• − Mortgage interest: −$8,117
• − Property taxes: −$1,840
• − Insurance: −$724
• − Repairs & maintenance: −$1,185
• − Management: −$1,185
• − Depreciation: −$4,215
• Taxable loss: −$2,459
• Est. tax savings @ 24.0%: +$590
• After-tax cash flow: $605/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

+152.0% since first listed

6 events — show timeline

• 2026-06-04 Listed $144,900 Muscatine BOR
• 2025-07-16 Sold (Public Records) $134,500 Public Records
• 2025-07-11 Sold (MLS) $134,250 Muscatine BOR
• 2025-06-02 Pending — Muscatine BOR
• 2025-05-28 Listed $128,000 Muscatine BOR
• 2024-03-12 Sold (Public Records) $57,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,840 · +24.3% YoY. Source: county tax records.