1114 Seymour St · Keokuk, IA 52632

$25,000

3 bd · 2.0 ba · 1,440 sqft · SingleFamily public records · 25 Days on market

Built 1908 5,227 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Take a look at this 3 bedroom home with an open living and dining area! This property has a bath on each floor and three bedrooms on the second floor. Call for your showing today. This is a Fannie Mae Homepath property. SEEWWW. HOMEPATH. COMFOR DETAILS.

Key facts

• 5,227 sq ft lot
• Built 1908
• Listed 25 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Two-level single family residence; Wood siding construction
• Construction: Wood siding
• Exterior features: Lot dimensions approximately 50 x 100; Lot size about 0.12 acres

Interior

• Bathrooms: Two three-quarter bathrooms
• Interior features: Basement present; No central cooling

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $25k (1.5% below list) — sets the bar for market timing.
• Cap rate 36.2% vs local median 8.2% in Keokuk — 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 77/100 on livability (#166 in IA, #3,002 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, commute F, employment F.
• 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 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 1908 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $24,625 (1.5% below list)

Questions for the listing agent

1. Built in 1908 — 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. 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.
4. 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.
5. 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: 4.03% ✓
• Cap rate: 36.23%
• Cash-on-cash: 106.92%
• DSCR: 5.76
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $90,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1014 Leighton St	0.10mi	3/1.5	1,490 (+4%)	5mo	$99,500	$67	83
911 N 13th St	0.11mi	3/1.5	1,331 (-8%)	5mo	$84,500	$63	76
712 N 8th St	0.25mi	3/2.0	1,530 (+6%)	5mo	$168,500	$110	74
1220 Leighton	0.11mi	4/2.0 (+1)	1,512 (+5%)	10mo	$85,000	$56	74
925 Orleans Ave	0.16mi	3/1.5	1,409 (-2%)	16mo	$113,000	$80	73
1000 Franklin St	0.23mi	2/1.5 (-1)	1,338 (-7%)	8mo	$12,500	$9	64
1025 Concert St	0.47mi	2/2.0 (-1)	1,390 (-4%)	15mo	$64,000	$46	55
1616 High St	0.56mi	3/1.5	1,568 (+9%)	6mo	$125,000	$80	52
426 N 18th St	0.55mi	3/1.0	1,388 (-4%)	16mo	$80,000	$58	52
1322 Blondeau St	0.59mi	3/2.0	1,648 (+14%)	1mo	$169,000	$103	48
1917 High St	0.69mi	3/2.0	1,576 (+9%)	10mo	$70,000	$44	43
116 S 9th St	0.75mi	2/2.5 (-1)	1,332 (-8%)	3mo	$20,000	$15	43

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: —
• Equity multiple: 6.10×
• Total profit: $35,687
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 12.76×
• Total profit: $82,287
• Equity at exit: $2,162

Cash invested: $7,000 (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: 2.1×

Monthly cashflow live

• Estimated rent: $1,008 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $624

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 33%

Sensitivity live

Price	-10% $641	-5% $632	+0% $624	+5% $615	+10% $606
Rent	-10% $544	-5% $584	+0% $624	+5% $664	+10% $703
Rate	-1.0pp $636	-0.5pp $630	base $624	+0.5pp $617	+1.0pp $611

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $25,000 Active 25 DOM
2. 2026-06-18
   days on market $25,000 Active 23 DOM
3. 2026-06-17
   days on market $25,000 Active 22 DOM
4. 2026-06-16
   days on market $25,000 Active 21 DOM
5. 2026-06-15
   days on market $25,000 Active 20 DOM
6. 2026-06-13
   days on market $25,000 Active 18 DOM
7. 2026-06-12
   days on market $25,000 Active 17 DOM
8. 2026-06-09
   days on market $25,000 Active 14 DOM
9. 2026-06-08
   days on market $25,000 Active 13 DOM
10. 2026-06-07
    days on market $25,000 Active 12 DOM
11. 2026-06-07
    days on market $25,000 Active 11 DOM
12. 2026-06-04
    days on market $25,000 Active 8 DOM
13. 2026-06-02
    days on market $25,000 Active 7 DOM
14. 2026-06-01
    days on market $25,000 Active 6 DOM
15. 2026-05-31
    days on market $25,000 Active 5 DOM
16. 2026-05-31
    days on market $25,000 Active 4 DOM
17. 2026-05-26
    listed $25,000 Active
18. 2025-04-29
    status Pending
19. 2025-03-18
    price $39,000
20. 2025-02-28
    price $49,000
21. 2025-02-21
    price $62,000
22. 2025-02-05
    listed $65,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,098
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$968
• − Management: −$968
• − Depreciation: −$727
• Taxable income: $7,535
• Est. tax owed @ 24.0%: −$1,808
• After-tax cash flow: $5,676/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 — Keokuk

• Score: 77/100
• State rank: #166
• US rank: #3002

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Keokuk, IA
• 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

-61.5% since first listed

6 events — show timeline

• 2026-05-26 Listed $25,000 IAR
• 2025-04-29 Pending — IAR
• 2025-03-18 Price Changed $39,000 IAR
• 2025-02-28 Price Changed $49,000 IAR
• 2025-02-21 Price Changed $62,000 IAR
• 2025-02-05 Listed $65,000 IAR

Property tax history

+5.5%/yr

Latest (2025): $1,414 · +30.0% YoY. Source: county tax records.