1017 Iowa Ave · Muscatine, IA 52761

$164,900

3 bd · 1.5 ba · 1,584 sqft · SingleFamily public records · 5 Days on market

Built 1900 4,792 sqft lot

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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 +13.8/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• DSCR +4.2/10.0
• 1% rule +3.6/10.0
• 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

Wonderfully maintained 4 bedroom home. Nice size rooms. Large living room. Master bedroom on main floor. Large front porch and deck on the back. Fenced yard. Off street parking on gravel in the alley with enough room for 3 cars. Newer flooring, updated bathroom and kitchen, and fresh paint. Roof is only 4 years old.

Key facts

• Yard and deck
• Front porch
• Kitchen space

Tags

• FRONT PORCH
• NEW PAINT
• KITCHEN SPACE
• NEW BATHTUB
• YARD AND DECK

Property features AI

Finance

• Other: Lot ~0.11 acre

Exterior

• Utilities: Public water; Public sewer
• Home design: Two-story single family residence; Residential zoning
• Construction: Vinyl siding
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Heating & cooling: Central air
• Interior features: Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $15 ($185/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 $142k (13.8% below list).
• Recommended offer: $142k (13.8% 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: 191 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $5k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $122k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,111 (13.8% below list)

Questions for the listing agent

1. Built in 1900 — 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: 0.86% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.40%
• DSCR: 1.02
• GRM: 9.7

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-25,740
• Equity at exit: $24,587

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-21,146
• Equity at exit: $14,258

Cash invested: $46,172 (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: 191
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,421 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$174 /mo · $2,086/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $15

Break-even live

Break-even rent $1,402

Max offer price $164,900

Occupancy floor 94%

Sensitivity live

Price	-10% $109	-5% $62	+0% $15	+5% $-31	+10% $-78
Rent	-10% $-97	-5% $-41	+0% $15	+5% $72	+10% $128
Rate	-1.0pp $98	-0.5pp $57	base $15	+0.5pp $-27	+1.0pp $-71

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 W 3rd St Muscatine, IA	3.0	2.0	1672	$1,350	$0.81	14d	1	0.63mi
1203 Sunrise Cir Muscatine, IA	3.0	2.0	1830	$1,545	$0.84	44d	1	0.99mi

Listing history 7 events

1. 2026-05-11
   status Pending 447-char remark
2. 2026-05-06
   listed $164,900 Active 447-char remark
3. 2023-04-04
   soldstatus $122,500
4. 2015-12-07
   soldstatus $83,500 317-char remark

   Show marketing remark (317 chars)

   Wonderfully maintained 4 bedroom home. Nice size rooms. Large living room. Master bedroom on main floor. Large front porch and deck on the back. Fenced yard. Off street parking on gravel in the alley with enough room for 3 cars. Newer flooring, updated bathroom and kitchen, and fresh paint. Roof is only 4 years old.

5. 2015-12-07
   soldstatus $83,500

   Show marketing remark (317 chars)

   Wonderfully maintained 4 bedroom home. Nice size rooms. Large living room. Master bedroom on main floor. Large front porch and deck on the back. Fenced yard. Off street parking on gravel in the alley with enough room for 3 cars. Newer flooring, updated bathroom and kitchen, and fresh paint. Roof is only 4 years old.

6. 2015-07-20
   listed $89,900 317-char remark

   Show marketing remark (317 chars)

   Wonderfully maintained 4 bedroom home. Nice size rooms. Large living room. Master bedroom on main floor. Large front porch and deck on the back. Fenced yard. Off street parking on gravel in the alley with enough room for 3 cars. Newer flooring, updated bathroom and kitchen, and fresh paint. Roof is only 4 years old.

7. 2002-08-21
   soldstatus $45,000

ⓘ 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: $2,086 · $174/mo
• Projected year-2 tax: $2,337 · $195/mo
• Expected delta: +$251/yr (+$21/mo · 12.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,053
• − Mortgage interest: −$9,237
• − Property taxes: −$2,086
• − Insurance: −$824
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$4,797
• Taxable loss: −$2,620
• Est. tax savings @ 24.0%: +$629
• After-tax cash flow: $813/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

+266.4% since first listed

7 events — show timeline

• 2026-05-11 Pending — Muscatine BOR
• 2026-05-06 Listed $164,900 Muscatine BOR
• 2023-04-04 Sold (Public Records) $122,500 Public Records
• 2015-12-07 Sold (Public Records) $83,500 Public Records
• 2015-12-07 Sold (MLS) $83,500 Muscatine BOR
• 2015-07-20 Listed $89,900 Muscatine BOR
• 2002-08-21 Sold (Public Records) $45,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $2,086 · -4.3% YoY. Source: county tax records.