126 S Cooper Ave · Ottumwa, IA 52501

$119,000

2 bd · 1.0 ba · 1,724 sqft · SingleFamily public records · 202 Days on market

Built 1890 6,534 sqft lot $69/sqft · 36% above area ↓ 8% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.2/30.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this affordable turnkey home in Ottumwa, IA featuring 3 bedrooms, over 1,400 square feet of living space, and numerous recent updates throughout. This move-in-ready property includes stainless steel appliances, central A/C, and private parking in the backyard. Major improvements include updated wiring, plumbing, roof, windows, kitchen cabinetry, and a renovated bathroom providing peace of mind for years to come. With spacious living and modern upgrades, this home is a great opportunity for homeowners or investors alike. Call and tour today!

Key facts

• Finished attic
• Partial basement
• Updated kitchen

Tags

• RECENTLY RENOVATED
• UPDATED KITCHEN
• FINISHED ATTIC
• PARTIAL BASEMENT
• FLEXIBLE PARKING OPTIONS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $81k (32.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $65k (45.4% below list).
• Recommended offer: $65k (45.4% below list) — sets the bar for 1% rule.
• Cap rate 4.1% vs local median 5.9% in Ottumwa — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 1 comparable units currently listed for rent nearby; 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 $823 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

• It's been on market 202 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,000 (45.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.55% ✗
• Cap rate: 4.12%
• Cash-on-cash: -7.76%
• DSCR: 0.65
• GRM: 15.3

CMA / ARV

• ARV (median comp): $73,287
• List price: $119,000
• Delta: 62.37%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1318 Locust St	0.16mi	2/2.0	1,538 (-11%)	13mo	$143,000	$93	60
721 N Ash St	0.56mi	3/1.0 (+1)	1,800 (+4%)	5mo	$55,000	$31	58
146 S Cooper Ave	0.05mi	3/1.0 (+1)	1,948 (+13%)	20mo	$110,697	$57	54
225 Freitag St	0.48mi	3/1.0 (+1)	1,528 (-11%)	4mo	$53,000	$35	50
1327 E 4th St	0.31mi	3/1.0 (+1)	1,595 (-8%)	22mo	$70,500	$44	50
709 E Second	0.30mi	3/1.0 (+1)	1,492 (-14%)	17mo	$58,000	$39	44
513 Camille St	0.74mi	3/1.5 (+1)	1,898 (+10%)	4mo	$12,000	$6	38
718 N Ash St	0.55mi	2/1.5	1,525 (-12%)	22mo	$40,000	$26	35
2201 E Main St	0.72mi	3/1.5 (+1)	1,932 (+12%)	12mo	$116,000	$60	29

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: -30.0%
• Equity multiple: 0.01×
• Total profit: $-33,054
• Equity at exit: $17,743

10-year hold

• IRR: -31.6%
• Equity multiple: -0.40×
• Total profit: $-46,647
• Equity at exit: $10,289

Cash invested: $33,320 (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: 15.3×

Monthly cashflow live

• Estimated rent: $650 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$55 /mo · $664/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$136
• Net cashflow: $-215

Break-even live

Break-even rent $923

Max offer price $80,937

Occupancy floor —

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
951 N Court St Ottumwa, IA	2.0	1.0	1900	$650	$0.34	43d	1	1.36mi

Listing history 17 events

1. 2026-06-18
   days on market $119,000 Active 202 DOM
2. 2026-06-17
   days on market $119,000 Active 201 DOM
3. 2026-06-16
   days on market $119,000 Active 200 DOM
4. 2026-06-15
   days on market $119,000 Active 199 DOM
5. 2026-06-13
   days on market $119,000 Active 197 DOM
6. 2026-06-12
   days on market $119,000 Active 196 DOM
7. 2026-06-09
   days on market $119,000 Active 193 DOM
8. 2026-06-08
   days on market $119,000 Active 192 DOM
9. 2026-06-07
   days on market $119,000 Active 191 DOM
10. 2026-06-07
    days on market $119,000 Active 190 DOM
11. 2026-06-04
    days on market $119,000 Active 187 DOM
12. 2026-06-02
    days on market $119,000 Active 186 DOM
13. 2026-06-01
    days on market $119,000 Active 185 DOM
14. 2026-05-31
    days on market $119,000 Active 184 DOM
15. 2026-05-31
    days on market $119,000 Active 183 DOM
16. 2026-03-06
    price $119,000 557-char remark

    Show marketing remark (557 chars)

    Welcome to this affordable turnkey home in Ottumwa, IA featuring 3 bedrooms, over 1,400 square feet of living space, and numerous recent updates throughout. This move-in-ready property includes stainless steel appliances, central A/C, and private parking in the backyard. Major improvements include updated wiring, plumbing, roof, windows, kitchen cabinetry, and a renovated bathroom providing peace of mind for years to come. With spacious living and modern upgrades, this home is a great opportunity for homeowners or investors alike. Call and tour today!

17. 2025-11-28
    listed $129,000 Active 557-char remark

    Show marketing remark (557 chars)

    Welcome to this affordable turnkey home in Ottumwa, IA featuring 3 bedrooms, over 1,400 square feet of living space, and numerous recent updates throughout. This move-in-ready property includes stainless steel appliances, central A/C, and private parking in the backyard. Major improvements include updated wiring, plumbing, roof, windows, kitchen cabinetry, and a renovated bathroom providing peace of mind for years to come. With spacious living and modern upgrades, this home is a great opportunity for homeowners or investors alike. Call and tour today!

ⓘ 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: $664 · $55/mo
• Projected year-2 tax: $1,266 · $106/mo
• Expected delta: +$602/yr (+$50/mo · 90.7%)

ⓘ 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 3/10 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: $7,800
• − Mortgage interest: −$6,666
• − Property taxes: −$664
• − Insurance: −$595
• − Repairs & maintenance: −$624
• − Management: −$624
• − Depreciation: −$3,462
• Taxable loss: −$4,835
• Est. tax savings @ 24.0%: +$1,160
• After-tax cash flow: $-1,425/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

-7.8% since first listed

2 events — show timeline

• 2026-03-06 Price Changed $119,000 IAR
• 2025-11-28 Listed $129,000 IAR

Property tax history

-1.8%/yr

Latest (2025): $664 · +5.1% YoY. Source: county tax records.