1218 Brentwood Dr · Ottumwa, IA 52501

$117,000

3 bd · 1.0 ba · 964 sqft · SingleFamily public records · 9 Days on market

Built 1953 7,405 sqft lot Est $99k · 18% over

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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 +20.4/30.0
• DSCR +6.5/10.0
• 1% rule +5.7/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Starter Home With Vinyl Siding, Newer Replacement Windows, Newer Oak Kitchen, 3 Bedrooms, Rec Room In Basement, Large Garage, Nicely Landscaped Yard, Newer Sidewalk And Driveway, Convenient Location. Email Lest@coldwellbanker. Com To View The Home

Key facts

• Near hospital
• Carport
• Near park

Tags

• DETACHED GARAGE
• CARPORT
• NEAR HOSPITAL
• NEAR PARK

Property features AI

Exterior

• Parking: Detached carport and garage; 3 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence
• Construction: Metal siding construction
• Exterior features: Metal siding; Lot roughly 70 x 104 (about 0.17 acres); Zoned for single-family residential

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $117k).
• Cap rate 7.9% vs local median 5.9% in Ottumwa — 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 80/100 on livability (#91 in IA, #1,900 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D-, employment D-.
• Ottumwa Community School District (town): math 50% / reading 54% proficiency, ranked #277 of 289 in IA (top 96%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 186 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 $809 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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 $78k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,000

Questions for the listing agent

1. Built in 1953 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.07% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.57%
• DSCR: 1.25
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $99,292
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1218 Brentwood Dr	0.00mi	3/1.5	864 (-10%)	1mo	$115,000	$133	80
1354 Brentwood Dr	0.20mi	2/1.0 (-1)	875 (-9%)	15mo	$90,000	$103	58
1332 Brentwood Dr	0.15mi	2/1.0 (-1)	1,056 (+10%)	18mo	$91,000	$86	57
817 Grant St	0.65mi	3/1.0	976 (+1%)	18mo	$64,000	$66	52
752 N Jefferson St	0.53mi	3/1.0	896 (-7%)	20mo	$58,000	$65	47
801 N Ash St	0.61mi	2/1.0 (-1)	983 (+2%)	24mo	$18,000	$18	44
1207 George St	0.49mi	3/1.5	1,080 (+12%)	24mo	$192,400	$178	35
11632 Bladensburg Rd	0.50mi	4/2.5 (+1)	1,080 (+12%)	22mo	$230,000	$213	28

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-9,235
• Equity at exit: $17,445

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $4,587
• Equity at exit: $10,116

Cash invested: $32,760 (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: 186
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,257 medium
• Mortgage (P&I): −$614
• Tax from tax record: −$179 /mo · $2,146/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $152

Break-even live

Break-even rent $1,065

Max offer price $117,000

Occupancy floor 83%

Sensitivity live

Price	-10% $218	-5% $185	+0% $152	+5% $119	+10% $86
Rent	-10% $53	-5% $102	+0% $152	+5% $202	+10% $251
Rate	-1.0pp $211	-0.5pp $182	base $152	+0.5pp $122	+1.0pp $91

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-06
   status Pending
2. 2026-04-29
   historical Active Under Contract
3. 2026-04-29
   status Active
4. 2026-03-11
   listed $117,000 Active
5. 2015-02-18
   soldstatus $78,500
6. 2015-02-06
   soldstatus $78,300 253-char remark

   Show marketing remark (253 chars)

   Great Starter Home With Vinyl Siding, Newer Replacement Windows, Newer Oak Kitchen, 3 Bedrooms, Rec Room In Basement, Large Garage, Nicely Landscaped Yard, Newer Sidewalk And Driveway, Convenient Location. Email Lest@coldwellbanker. Com To View The Home

7. 2014-12-17
   listed $79,000 253-char remark

   Show marketing remark (253 chars)

   Great Starter Home With Vinyl Siding, Newer Replacement Windows, Newer Oak Kitchen, 3 Bedrooms, Rec Room In Basement, Large Garage, Nicely Landscaped Yard, Newer Sidewalk And Driveway, Convenient Location. Email Lest@coldwellbanker. Com To View The Home

ⓘ 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: $2,146 · $179/mo
• Projected year-2 tax: $2,146 · $179/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°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: $15,087
• − Mortgage interest: −$6,554
• − Property taxes: −$2,146
• − Insurance: −$585
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$3,404
• Taxable loss: −$16
• Est. tax savings @ 24.0%: +$4
• After-tax cash flow: $1,828/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: Ottumwa Community School District
• NCES district ID: 1922110
• Math proficiency: 50% ▼ -9.00%
• Reading proficiency: 54% ▲ 1.00%
• Median HH income: $39,864
• Composite: 43.46/100
• National rank: #3004
• State rank: #277 of 289 in IA

Livability — Ottumwa

• Score: 80/100
• State rank: #91
• US rank: #1900

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ottumwa, IA
• 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

+48.1% since first listed

7 events — show timeline

• 2026-05-06 Pending — IAR
• 2026-04-29 Contingent — IAR
• 2026-04-29 Relisted — IAR
• 2026-03-11 Listed $117,000 IAR
• 2015-02-18 Sold (Public Records) $78,500 Public Records
• 2015-02-06 Sold (MLS) $78,300 IAR
• 2014-12-17 Listed $79,000 IAR

Property tax history

+1.9%/yr

Latest (2025): $2,146 · +5.5% YoY. Source: county tax records.