930 S Weller St · Ottumwa, IA 52501

$44,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 54 Days on market

Built 1930 5,400 sqft lot $57/sqft · 43% below area Est $77k · 43% under

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

Listing remarks

Priced to sell! This 2 bedroom 1 bath home would make a great starter home or investment property. The potential is sitting there! Seller is offering the property AS IS

Key facts

• 5,400 sq ft lot
• Garage
• Built 1930

Property features AI

Exterior

• Parking: Gravel parking; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Fiber cement construction
• Exterior features: Lot dimensions approximately 40 x 135

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $43k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.7% 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 $304 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $5k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $42,680 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 2.40% ✓
• Cap rate: 19.72%
• Cash-on-cash: 47.95%
• DSCR: 3.13
• GRM: 3.5

CMA / ARV

• ARV (median comp): $77,422
• List price: $44,000
• Delta: -43.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
559 S Moore St	0.18mi	2/1.0	800 (+4%)	5mo	$115,000	$144	80
902 Clinton Ave	0.35mi	2/1.0	746 (-3%)	4mo	$45,000	$60	75
425 S Davis St	0.27mi	3/1.0 (+1)	816 (+6%)	0mo	$164,000	$201	72
312 S Moore St	0.35mi	2/1.0	812 (+6%)	5mo	$59,500	$73	70
537 S Moore St	0.17mi	2/1.0	677 (-12%)	9mo	$40,000	$59	65
519 S Madison St	0.47mi	2/1.0	800 (+4%)	8mo	$98,900	$124	64
513 S Sheridan Ave	0.32mi	2/1.0	867 (+13%)	3mo	$50,000	$58	61
846 S Adella St	0.61mi	2/1.0	728 (-5%)	3mo	$103,500	$142	61
711 Elma St	0.43mi	2/1.0	872 (+14%)	1mo	$78,500	$90	56
518 Tuttle St	0.37mi	3/2.0 (+1)	864 (+12%)	0mo	$160,000	$185	52
522 S Adella St	0.48mi	2/1.0	866 (+13%)	6mo	$88,000	$102	52
138 S Moore St	0.53mi	2/1.0	864 (+12%)	6mo	$55,000	$64	49

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: 45.4%
• Equity multiple: 2.97×
• Total profit: $24,265
• Equity at exit: $6,561

10-year hold

• IRR: 51.3%
• Equity multiple: 6.01×
• Total profit: $61,662
• Equity at exit: $3,804

Cash invested: $12,320 (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: 3.5×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$231
• Tax from tax record: −$92 /mo · $1,098/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $492

Break-even live

Break-even rent $431

Max offer price $44,000

Occupancy floor 48%

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-17
   status $44,000 Pending 54 DOM
2. 2026-06-16
   days on market $44,000 Active 54 DOM
3. 2026-06-15
   days on market $44,000 Active 53 DOM
4. 2026-06-13
   days on market $44,000 Active 51 DOM
5. 2026-06-12
   days on market $44,000 Active 50 DOM
6. 2026-06-09
   days on market $44,000 Active 47 DOM
7. 2026-06-08
   days on market $44,000 Active 46 DOM
8. 2026-06-07
   days on market $44,000 Active 45 DOM
9. 2026-06-07
   days on market $44,000 Active 44 DOM
10. 2026-06-04
    days on market $44,000 Active 41 DOM
11. 2026-06-03
    price $44,000 Active 40 DOM
12. 2026-06-02
    days on market $49,000 Active 40 DOM
13. 2026-06-01
    days on market $49,000 Active 39 DOM
14. 2026-05-31
    days on market $49,000 Active 38 DOM
15. 2026-05-31
    days on market $49,000 Active 37 DOM
16. 2026-04-22
    listed $49,000 Active 168-char remark
17. 2022-01-04
    soldstatus $59,000
18. 2021-11-08
    listed $72,500
19. 2017-01-19
    soldstatus $30,500
20. 2015-12-18
    soldstatus $20,000
21. 2013-02-12
    soldstatus $44,000

ⓘ 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: $1,098 · $92/mo
• Projected year-2 tax: $1,098 · $92/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 ≥106°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: $12,652
• − Mortgage interest: −$2,465
• − Property taxes: −$1,098
• − Insurance: −$220
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$1,280
• Taxable income: $5,565
• Est. tax owed @ 24.0%: −$1,336
• After-tax cash flow: $4,572/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

+0.0% since first listed

8 events — show timeline

• 2026-06-16 Pending — IAR
• 2026-06-02 Price Changed $44,000 IAR
• 2026-04-22 Listed $49,000 IAR
• 2022-01-04 Sold (Public Records) $59,000 Public Records
• 2021-11-08 Listed $72,500 IAR
• 2017-01-19 Sold (Public Records) $30,500 Public Records
• 2015-12-18 Sold (Public Records) $20,000 Public Records
• 2013-02-12 Sold (Public Records) $44,000 Public Records

Property tax history

+7.3%/yr

Latest (2025): $1,098 · +5.2% YoY. Source: county tax records.