924 Fuller St · Muscatine, IA 52761

$145,000

2 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 3 Days on market

Built 1969 5,227 sqft lot

---

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 +18.7/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +4.9/10.0
• 1% rule +4.7/10.0
• 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

This is a really clean and well maintained ranch style home. 2 bedrooms on main floor and a 3rd non-conforming bedroom in lower level. Open concept with Oak flooring in main living area. New carpet in the bedrooms. Updated full bathroom on main floor. The lower level has a family room, 3/4 bath, non-conforming bedroom, and laundry area. Low maintenance vinyl siding, vinyl windows, roof replaced in 2018. Flat level yard with storage shed. Full appliance package with home.

Key facts

• Finished family room
• Storage shed
• Kitchen island

Tags

• OPEN CONCEPT LIVING AREA
• HARDWOOD FLOORS
• KITCHEN ISLAND
• FINISHED FAMILY ROOM
• PRIVACY FENCED REAR YARD
• STORAGE SHED

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Lot in Terrace Heights subdivision; Zoned R3

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 main-level bathroom
• Interior features: Refrigerator; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/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 $141k (2.5% below list).
• Recommended offer: $141k (2.5% 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.
• Zoned schools: Susan Clark Junior High (math 52% / reading 57%, grade B-, #204 of 246 statewide, top 83%, 662 students, 53% FRL); Muscatine High School (math 54% / reading 64%, grade C+, #273 of 336 statewide, top 81%, 1,539 students, 47% FRL) — zoned schools at 50% FRL track the district average.
• 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 $4k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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 $98k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $141,340 (2.5% below list)

Questions for the listing agent

1. Built in 1969 — 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: 0.97% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.24%
• DSCR: 1.19
• GRM: 8.5

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: -9.7%
• Equity multiple: 0.65×
• Total profit: $-14,346
• Equity at exit: $21,620

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-701
• Equity at exit: $12,537

Cash invested: $40,600 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,413 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$152 /mo · $1,826/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $144

Break-even live

Break-even rent $1,232

Max offer price $145,000

Occupancy floor 85%

Sensitivity live

Price	-10% $226	-5% $185	+0% $144	+5% $103	+10% $62
Rent	-10% $32	-5% $88	+0% $144	+5% $199	+10% $255
Rate	-1.0pp $217	-0.5pp $180	base $144	+0.5pp $106	+1.0pp $68

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: $36,250
• Closing costs: $4,350
• 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	15d	1	0.57mi
1203 Sunrise Cir Muscatine, IA	3.0	2.0	1830	$1,545	$0.84	45d	1	1.08mi

Listing history 3 events

1. 2026-06-12
   statusdays on market $145,000 Pending 3 DOM
2. 2026-06-09
   remarks 526-char remark
3. 2026-06-09
   listed $145,000 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: $1,826 · $152/mo
• Projected year-2 tax: $2,051 · $171/mo
• Expected delta: +$225/yr (+$19/mo · 12.3%)

ⓘ 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 ≥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: $16,961
• − Mortgage interest: −$8,122
• − Property taxes: −$1,826
• − Insurance: −$725
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$4,218
• Taxable loss: −$644
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $1,878/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

+457.7% since first listed

9 events — show timeline

• 2026-06-08 Listed $145,000 Muscatine BOR
• 2020-02-14 Sold (Public Records) $98,000 Public Records
• 2020-02-14 Sold (MLS) $98,000 MRED as Distributed by MLS Grid
• 2020-02-14 Sold (MLS) $98,000 RMLSA as Distributed by MLS Grid
• 2020-02-14 Sold (MLS) $98,000 Muscatine BOR
• 2019-12-23 Listed $99,900 MRED as Distributed by MLS Grid
• 2019-12-23 Listed $99,900 RMLSA as Distributed by MLS Grid
• 2019-12-20 Listed $99,900 Muscatine BOR
• 1993-11-30 Sold (Public Records) $26,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,826 · +2.7% YoY. Source: county tax records.