222 W Maple Ave · Ottumwa, IA 52501

$95,000

4 bd · 1.0 ba · 1,148 sqft · SingleFamily public records · 182 Days on market

Built 1910 $83/sqft · 38% above area Est $69k · 38% over ↓ 18% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Schools +4.3/10.0
• Livability +4.0/5.0
• 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 MLS

Looking for a centrally located home? Here's the one for you! Many updates in this 2 story, 3 bedroom, 1 bath house including new HVAC system, water heater, newer carpet in the upstairs and newer vinyl flooring in the kitchen, metal roof within the last 10+ years, and new interior paint throughout. Original hardwood floors in the living room and dining room. Enjoy the deck with sliding doors off of the dining area. Contact and agent today to take a look.

Key facts

• Metal roof
• Water heater
• Newer carpet

Tags

• NEW HVAC SYSTEM
• WATER HEATER
• NEWER CARPET
• NEWER VINYL FLOORING
• METAL ROOF
• ORIGINAL HARDWOOD FLOORS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 5.7% 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: 192 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 $657 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.47% ✓
• Cap rate: 12.71%
• Cash-on-cash: 22.91%
• DSCR: 2.02
• GRM: 5.7

CMA / ARV

• ARV (median comp): $69,034
• List price: $95,000
• Delta: 37.61%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Albany St	0.06mi	3/1.5 (-1)	1,221 (+6%)	11mo	$130,000	$106	70
610 N Fifth	0.15mi	3/1.0 (-1)	1,282 (+12%)	10mo	$85,000	$66	60
110 E Woodland Ave	0.29mi	3/1.0 (-1)	1,096 (-4%)	20mo	$30,500	$28	58
1220 N Wapello St	0.47mi	3/1.0 (-1)	1,293 (+13%)	2mo	$125,000	$97	50
218 N Benton St	0.52mi	3/1.5 (-1)	1,261 (+10%)	7mo	$44,000	$35	47
1314 N Elm St	0.73mi	3/1.5 (-1)	1,188 (+4%)	21mo	$139,500	$117	36
1040 W 2nd St	0.72mi	3/1.0 (-1)	1,280 (+12%)	17mo	$25,000	$20	28

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: 15.8%
• Equity multiple: 1.64×
• Total profit: $16,936
• Equity at exit: $14,165

10-year hold

• IRR: 24.5%
• Equity multiple: 3.12×
• Total profit: $56,326
• Equity at exit: $8,214

Cash invested: $26,600 (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 52501

• Active inventory: 192
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,393 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$55 /mo · $656/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $508

Break-even live

Break-even rent $750

Max offer price $95,000

Occupancy floor 59%

Sensitivity live

Price	-10% $562	-5% $535	+0% $508	+5% $481	+10% $454
Rent	-10% $398	-5% $453	+0% $508	+5% $563	+10% $618
Rate	-1.0pp $556	-0.5pp $532	base $508	+0.5pp $483	+1.0pp $458

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-04
   days on market $95,000 Active 182 DOM
2. 2026-06-02
   days on market $95,000 Active 181 DOM
3. 2026-06-01
   days on market $95,000 Active 180 DOM
4. 2026-05-31
   days on market $95,000 Active 179 DOM
5. 2026-05-31
   days on market $95,000 Active 178 DOM
6. 2026-03-26
   price $98,000 458-char remark

   Show marketing remark (458 chars)

   Looking for a centrally located home? Here's the one for you! Many updates in this 2 story, 3 bedroom, 1 bath house including new HVAC system, water heater, newer carpet in the upstairs and newer vinyl flooring in the kitchen, metal roof within the last 10+ years, and new interior paint throughout. Original hardwood floors in the living room and dining room. Enjoy the deck with sliding doors off of the dining area. Contact and agent today to take a look.

7. 2026-01-29
   price $105,000 458-char remark

   Show marketing remark (458 chars)

   Looking for a centrally located home? Here's the one for you! Many updates in this 2 story, 3 bedroom, 1 bath house including new HVAC system, water heater, newer carpet in the upstairs and newer vinyl flooring in the kitchen, metal roof within the last 10+ years, and new interior paint throughout. Original hardwood floors in the living room and dining room. Enjoy the deck with sliding doors off of the dining area. Contact and agent today to take a look.

8. 2025-12-03
   listed $120,000 Active 458-char remark

   Show marketing remark (458 chars)

   Looking for a centrally located home? Here's the one for you! Many updates in this 2 story, 3 bedroom, 1 bath house including new HVAC system, water heater, newer carpet in the upstairs and newer vinyl flooring in the kitchen, metal roof within the last 10+ years, and new interior paint throughout. Original hardwood floors in the living room and dining room. Enjoy the deck with sliding doors off of the dining area. Contact and agent today to take a look.

ⓘ 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: $656 · $55/mo
• Projected year-2 tax: $1,074 · $89/mo
• Expected delta: +$418/yr (+$35/mo · 63.7%)

ⓘ 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 ≥105°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: $16,714
• − Mortgage interest: −$5,321
• − Property taxes: −$656
• − Insurance: −$475
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$2,764
• Taxable income: $4,824
• Est. tax owed @ 24.0%: −$1,158
• After-tax cash flow: $4,937/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

-18.3% since first listed

3 events — show timeline

• 2026-03-26 Price Changed $98,000 IAR
• 2026-01-29 Price Changed $105,000 IAR
• 2025-12-03 Listed $120,000 IAR

Property tax history

+2.8%/yr

Latest (2025): $656 · +5.1% YoY. Source: county tax records.