1307 Blondeau St · Keokuk, IA 52632

$79,900

2 bd · 1.5 ba · 1,261 sqft · SingleFamily public records · 17 Days on market

Built 1870 5,663 sqft lot Est $68k · 17% 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 +26.2/30.0
• DSCR +8.9/10.0
• 1% rule +7.2/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• 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

Charming 2-story home featuring 2 bedrooms, 1 full bath, and 1 half bath. Enjoy hardwood flooring, main-level laundry, and a peaceful covered front porch—perfect for relaxing. Recent updates include a new furnace in 2024. Conveniently located near local amenities with a 1-car detached garage accessible from the alley. Contact your favorite agent today for a showing!

Key facts

• Hardwood flooring
• Covered front porch
• New furnace

Tags

• HARDWOOD FLOORING
• MAIN-LEVEL LAUNDRY
• COVERED FRONT PORCH
• NEW FURNACE
• DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories
• Construction: Vinyl siding
• Exterior features: Lot approximately 0.13 acres; Lot dimensions: 50 x 50 x 100 x 100 and 15 x 15 x 43 x 43

Interior

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($972 rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

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 $552 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 $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $80k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1870 — 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: 1.22% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.97%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $68,094
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 S 9th St	0.35mi	2/2.5	1,332 (+6%)	3mo	$20,000	$15	68
1000 Franklin St	0.39mi	2/1.5	1,338 (+6%)	8mo	$12,500	$9	65
1620 Johnson St	0.29mi	2/1.0	1,082 (-14%)	1mo	$20,000	$18	60
1218 Fulton St	0.26mi	2/2.0	1,084 (-14%)	4mo	$8,000	$7	59
1528 Franklin St	0.36mi	3/1.5 (+1)	1,140 (-10%)	4mo	$131,000	$115	59
1721 Johnson St	0.34mi	3/1.0 (+1)	1,142 (-9%)	5mo	$30,000	$26	57
11 Suncrest St	0.53mi	3/1.0 (+1)	1,312 (+4%)	6mo	$71,400	$54	56
1922 Exchange St	0.50mi	3/2.5 (+1)	1,331 (+6%)	2mo	$97,000	$73	56
508 N 9th St	0.41mi	2/2.0	1,112 (-12%)	4mo	$88,000	$79	56
911 N 13th St	0.58mi	3/1.5 (+1)	1,331 (+6%)	5mo	$84,500	$63	54
1307 Timea St	0.36mi	3/1.0 (+1)	1,126 (-11%)	5mo	$6,000	$5	54
1025 Leighton St	0.52mi	2/1.0	1,124 (-11%)	7mo	$105,500	$94	50

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $101
• Equity at exit: $11,913

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $16,948
• Equity at exit: $6,908

Cash invested: $22,372 (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: $972 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$111 /mo · $1,328/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $205

Break-even live

Break-even rent $713

Max offer price $79,900

Occupancy floor 74%

Sensitivity live

Price	-10% $250	-5% $227	+0% $205	+5% $182	+10% $159
Rent	-10% $128	-5% $166	+0% $205	+5% $243	+10% $281
Rate	-1.0pp $245	-0.5pp $225	base $205	+0.5pp $184	+1.0pp $163

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   pricedays on market $79,900 Active 17 DOM
2. 2026-06-18
   days on market $89,000 Active 15 DOM
3. 2026-06-17
   days on market $89,000 Active 14 DOM
4. 2026-06-16
   days on market $89,000 Active 13 DOM
5. 2026-06-15
   days on market $89,000 Active 12 DOM
6. 2026-06-13
   days on market $89,000 Active 10 DOM
7. 2026-06-12
   days on market $89,000 Active 9 DOM
8. 2026-06-09
   days on market $89,000 Active 6 DOM
9. 2026-06-08
   days on market $89,000 Active 5 DOM
10. 2026-06-07
    days on market $89,000 Active 4 DOM
11. 2026-06-07
    days on market $89,000 Active 3 DOM
12. 2026-06-04
    remarks 368-char remark
13. 2026-06-04
    listed $89,000 Active 1 DOM

ⓘ 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: $1,328 · $111/mo
• Projected year-2 tax: $1,328 · $111/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 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: $11,658
• − Mortgage interest: −$4,476
• − Property taxes: −$1,328
• − Insurance: −$400
• − Repairs & maintenance: −$933
• − Management: −$933
• − Depreciation: −$2,324
• Taxable income: $1,265
• Est. tax owed @ 24.0%: −$304
• After-tax cash flow: $2,151/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

+122.5% since first listed

2 events — show timeline

• 2026-06-03 Listed $89,000 IAR
• 2007-08-01 Sold (Public Records) $40,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,328 · +5.7% YoY. Source: county tax records.