101 2nd Ave · Fruitland, IA 52749

$84,900

2 bd · 1.0 ba · 1,584 sqft · SingleFamily public records

Built 1973 0.86 ac 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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +6.2/10.0
• Appreciation +6.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nice split foyer home needing TLC2 bed 1 bath and 2 car garage

Key facts

• 0.86 acre lot
• 2 garage spots
• Built 1973

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).

Location & tenants

• Location reads 71/100 on livability (#326 in IA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: health & safety D+, schools F, amenities F.
• Louisa-Muscatine Community School District (rural): math 70% / reading 75% proficiency, ranked #91 of 289 in IA (top 32%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 4 active listings in the ZIP; 65 units permitted in Muscatine County in 2024 (45 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($587 loan paydown + $2k appreciation (2.1% local appreciation)).
• Muscatine County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $84,900

Questions for the listing agent

1. Built in 1973 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.30% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.58%
• DSCR: 1.56
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $236,016
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 2nd Ave	0.00mi	2/1.0	1,584 (0%)	1mo	$80,000	$51	99
107 Spencer Ave	0.13mi	3/1.0 (+1)	1,512 (-4%)	21mo	$225,000	$149	64
107 Summer Pl	0.25mi	3/3.0 (+1)	1,694 (+7%)	17mo	$310,000	$183	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 1.94×
• Total profit: $22,339
• Equity at exit: $34,134

10-year hold

• IRR: 19.5%
• Equity multiple: 3.62×
• Total profit: $62,249
• Equity at exit: $49,655

Cash invested: $23,772 (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 52749

• Home prices YoY: 1.8%
• Active inventory: 4
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$145 /mo · $1,745/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $249

Break-even live

Break-even rent $792

Max offer price $84,900

Occupancy floor 73%

Sensitivity live

Price	-10% $297	-5% $273	+0% $249	+5% $225	+10% $201
Rent	-10% $162	-5% $205	+0% $249	+5% $293	+10% $337
Rate	-1.0pp $292	-0.5pp $271	base $249	+0.5pp $227	+1.0pp $205

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-01-22
   listed $84,900
2. 2026-01-22
   historical

ⓘ 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: $1,745 · $145/mo
• Projected year-2 tax: $1,745 · $145/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 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: $13,294
• − Mortgage interest: −$4,756
• − Property taxes: −$1,745
• − Insurance: −$424
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$2,470
• Taxable income: $1,772
• Est. tax owed @ 24.0%: −$425
• After-tax cash flow: $2,565/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: Louisa-Muscatine Community School District
• NCES district ID: 1917820
• Math proficiency: 70% ▲ 1.00%
• Reading proficiency: 75% ▲ 3.00%
• Median HH income: $58,042
• Composite: 62.19/100
• National rank: #704
• State rank: #91 of 289 in IA

Livability — Fruitland

• Score: 71/100
• State rank: #326
• US rank: #6624

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fruitland, IA
• City population: 1,107
• Population (ZIP): 1,107

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 13% Two or more races 2%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Slovak 2% Romanian 1% Italian 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: ▲ 2.14%
• Current HPI: 122.8505
• 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

2 events — show timeline

• 2026-01-22 Delisted — Muscatine BOR
• 2026-01-22 Listed $84,900 Muscatine BOR

Property tax history

+26.6%/yr

Latest (2025): $1,745 · -0.2% YoY. Source: county tax records.