3541 Lake Rd · Mooar, IA 52632

$69,900

2 bd · 1.0 ba · 833 sqft · SingleFamily public records · 185 Days on market

Built 1918 0.44 ac lot $84/sqft · 49% above area Est $47k · 49% over

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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 +28.4/30.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Want to live in the country. This home sits on almost a half an acre. it has living room, dining room, kitchen, two bedrooms and bath. Plus, main floor laundry and attached oversized one car garage. Great starter home.

Key facts

• Main floor laundry
• Half an acre
• 0.44 acre lot

Tags

• HALF AN ACRE
• MAIN FLOOR LAUNDRY
• ATTACHED OVERSIZED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($839 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Keokuk Community School District (town): math 48% / reading 54% proficiency, ranked #282 of 289 in IA (top 98%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 74 active listings in the ZIP; 15 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lee 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 $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 10.16%
• Cash-on-cash: 13.83%
• DSCR: 1.62
• GRM: 6.9

CMA / ARV

• ARV (median comp): $46,973
• List price: $69,900
• Delta: 48.81%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $3,021
• Equity at exit: $10,422

10-year hold

• IRR: 13.5%
• Equity multiple: 2.08×
• Total profit: $21,062
• Equity at exit: $6,044

Cash invested: $19,572 (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 52632

• Home prices YoY: -25.5%
• Active inventory: 74
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $839 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$42 /mo · $500/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $226

Break-even live

Break-even rent $554

Max offer price $69,900

Occupancy floor 68%

Sensitivity live

Price	-10% $265	-5% $245	+0% $226	+5% $206	+10% $186
Rent	-10% $159	-5% $192	+0% $226	+5% $259	+10% $292
Rate	-1.0pp $261	-0.5pp $243	base $226	+0.5pp $207	+1.0pp $189

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-12
   statusdays on market $69,900 Pending 185 DOM
2. 2026-06-09
   days on market $69,900 Active Under Contract 182 DOM
3. 2026-06-08
   days on market $69,900 Active Under Contract 181 DOM
4. 2026-06-07
   days on market $69,900 Active Under Contract 180 DOM
5. 2026-06-07
   days on market $69,900 Active Under Contract 179 DOM
6. 2026-06-04
   days on market $69,900 Active Under Contract 176 DOM
7. 2026-06-02
   days on market $69,900 Active Under Contract 175 DOM
8. 2026-06-01
   days on market $69,900 Active Under Contract 174 DOM
9. 2026-05-31
   days on market $69,900 Active Under Contract 173 DOM
10. 2026-05-31
    days on market $69,900 Active Under Contract 172 DOM
11. 2026-05-05
    historical Active Under Contract 218-char remark

    Show marketing remark (218 chars)

    Want to live in the country. This home sits on almost a half an acre. it has living room, dining room, kitchen, two bedrooms and bath. Plus, main floor laundry and attached oversized one car garage. Great starter home.

12. 2026-01-13
    price $69,900 218-char remark

    Show marketing remark (218 chars)

    Want to live in the country. This home sits on almost a half an acre. it has living room, dining room, kitchen, two bedrooms and bath. Plus, main floor laundry and attached oversized one car garage. Great starter home.

13. 2025-12-09
    listed $72,500 Active 218-char remark

    Show marketing remark (218 chars)

    Want to live in the country. This home sits on almost a half an acre. it has living room, dining room, kitchen, two bedrooms and bath. Plus, main floor laundry and attached oversized one car garage. Great starter home.

14. 2024-08-02
    soldstatus $64,500
15. 2024-07-31
    soldstatus $64,500 Closed 562-char remark

    Show marketing remark (562 chars)

    Just North of Keokuk in the Powdertown settlement you'll find this one story 2 BDR, 1 bath home on a near 1/2-acre lot. It has a newer roof, a small cement patio in the rear and a covered front porch. The kitchen has been upgraded with newer cabinets and a NEW gas furnace was installed in the Fall of 2023. Plus, main floor laundry for your convenience. Also, an attached elongated garage (29' ft x 15' ft) with opener and the septic system was installed in 2017. The homes in this price range don't last long on the market. Get a look. .. .. .. by appointment~

16. 2024-07-24
    status Pending 562-char remark

    Show marketing remark (562 chars)

    Just North of Keokuk in the Powdertown settlement you'll find this one story 2 BDR, 1 bath home on a near 1/2-acre lot. It has a newer roof, a small cement patio in the rear and a covered front porch. The kitchen has been upgraded with newer cabinets and a NEW gas furnace was installed in the Fall of 2023. Plus, main floor laundry for your convenience. Also, an attached elongated garage (29' ft x 15' ft) with opener and the septic system was installed in 2017. The homes in this price range don't last long on the market. Get a look. .. .. .. by appointment~

17. 2024-06-18
    historical Active Under Contract 562-char remark

    Show marketing remark (562 chars)

    Just North of Keokuk in the Powdertown settlement you'll find this one story 2 BDR, 1 bath home on a near 1/2-acre lot. It has a newer roof, a small cement patio in the rear and a covered front porch. The kitchen has been upgraded with newer cabinets and a NEW gas furnace was installed in the Fall of 2023. Plus, main floor laundry for your convenience. Also, an attached elongated garage (29' ft x 15' ft) with opener and the septic system was installed in 2017. The homes in this price range don't last long on the market. Get a look. .. .. .. by appointment~

18. 2024-06-18
    listed $69,900 Active 562-char remark

    Show marketing remark (562 chars)

    Just North of Keokuk in the Powdertown settlement you'll find this one story 2 BDR, 1 bath home on a near 1/2-acre lot. It has a newer roof, a small cement patio in the rear and a covered front porch. The kitchen has been upgraded with newer cabinets and a NEW gas furnace was installed in the Fall of 2023. Plus, main floor laundry for your convenience. Also, an attached elongated garage (29' ft x 15' ft) with opener and the septic system was installed in 2017. The homes in this price range don't last long on the market. Get a look. .. .. .. by appointment~

ⓘ 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: $500 · $42/mo
• Projected year-2 tax: $799 · $67/mo
• Expected delta: +$299/yr (+$25/mo · 59.7%)

ⓘ 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 ≥107°F today · 16 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: $10,069
• − Mortgage interest: −$3,915
• − Property taxes: −$500
• − Insurance: −$350
• − Repairs & maintenance: −$806
• − Management: −$806
• − Depreciation: −$2,033
• Taxable income: $1,659
• Est. tax owed @ 24.0%: −$398
• After-tax cash flow: $2,308/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: Keokuk Community School District
• NCES district ID: 1915630
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $36,973
• Composite: 42.35/100
• National rank: #3249
• State rank: #282 of 289 in IA

Livability — Mooar

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Mooar, IA
• City population: 11,904
• Population (ZIP): 11,904

Population outlook (Lee County) Hauer SSP2

• Today (2025): 33,813 people
• By 2030: 32,835 · -2.9%
• By 2040: 30,690 · -9.2%
• By 2050: 28,777 · -14.9%
• By 2075: 25,568 · -24.4%
• By 2100: 21,983 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3% Black 3%
• Common ancestry: Portuguese 3% Italian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+27.8) · D 35.0% · R 62.9% · Other 2.1%
• 2008→2024 swing: -43.8pp toward R · 2008: 16.0pp · 2024: -27.8pp
• All cycles: 2024: R+27.8 2020: R+19.3 2016: R+16.1 2012: D+16.0 2008: D+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.80%
• Current HPI: 122.2866
• 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

+0.0% since first listed

8 events — show timeline

• 2026-05-05 Contingent — IAR
• 2026-01-13 Price Changed $69,900 IAR
• 2025-12-09 Listed $72,500 IAR
• 2024-08-02 Sold (Public Records) $64,500 Public Records
• 2024-07-31 Sold (MLS) $64,500 IAR
• 2024-07-24 Pending — IAR
• 2024-06-18 Contingent — IAR
• 2024-06-18 Listed $69,900 IAR

Property tax history

+1.3%/yr

Latest (2025): $500 · +4.6% YoY. Source: county tax records.