805 E Mary St · Ottumwa, IA 52501

$93,000

1 bd · 1.0 ba · 988 sqft · SingleFamily public records · 19 Days on market

Built 1930 0.26 ac lot Est $75k · 24% 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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +6.6/10.0
• 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

Fantastic 3 bedroom home on Ottumwa's south side. Single level living here with 3 bedrooms, 1 bath, main floor laundry, making for easy upkeep and accessibility. Good sized rooms, storage shed, and extra lot makes a great sized yard! Call an agent to schedule a showing!

Key facts

• Great sized yard
• Single level living
• Main floor laundry

Tags

• SINGLE LEVEL LIVING
• MAIN FLOOR LAUNDRY
• STORAGE SHED
• GREAT SIZED YARD

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $234 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $92k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 5.6% 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.
• Zoned schools: Evans Middle School (math 45% / reading 53%, grade C-, #219 of 246 statewide, top 90%, 1,047 students, 46% FRL) — zoned schools at 46% FRL track the district average.
• 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 $643 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $91,605 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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?
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: 1.16% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.78%
• DSCR: 1.48
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $75,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
927 E Mary St	0.12mi	2/1.0 (+1)	1,008 (+2%)	6mo	$72,000	$71	81
809 Ellis Ave	0.37mi	2/1.0 (+1)	960 (-3%)	2mo	$73,000	$76	71
612 Clinton Ave	0.21mi	2/1.0 (+1)	906 (-8%)	1mo	$57,000	$63	70
1233 Monroe Ave	0.44mi	2/1.0 (+1)	960 (-3%)	9mo	$55,000	$57	62
256 S Davis St	0.44mi	2/1.0 (+1)	1,032 (+4%)	10mo	$90,000	$87	58
513 S Sheridan Ave	0.32mi	2/1.0 (+1)	867 (-12%)	3mo	$50,000	$58	57
1208 Burns Ave Ave	0.54mi	2/1.0 (+1)	960 (-3%)	12mo	$113,300	$118	56
858 S Ward St S	0.69mi	2/1.5 (+1)	988 (0%)	11mo	$110,000	$111	51
711 Elma St	0.62mi	2/1.0 (+1)	872 (-12%)	1mo	$78,500	$90	45
138 S Moore St	0.50mi	2/1.0 (+1)	864 (-13%)	7mo	$55,000	$64	45
522 S Adella St	0.64mi	2/1.0 (+1)	866 (-12%)	6mo	$88,000	$102	40
739 S Ward St	0.61mi	2/1.0 (+1)	846 (-14%)	12mo	$45,505	$54	33

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-173
• Equity at exit: $13,867

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $19,040
• Equity at exit: $8,041

Cash invested: $26,040 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,082 medium
• Mortgage (P&I): −$488
• Tax from tax record: −$94 /mo · $1,130/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $234

Break-even live

Break-even rent $786

Max offer price $93,000

Occupancy floor 73%

Sensitivity live

Price	-10% $287	-5% $260	+0% $234	+5% $208	+10% $181
Rent	-10% $148	-5% $191	+0% $234	+5% $277	+10% $319
Rate	-1.0pp $281	-0.5pp $258	base $234	+0.5pp $210	+1.0pp $185

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $93,000 Active 19 DOM
2. 2026-06-21
   days on market $93,000 Active 18 DOM
3. 2026-06-18
   days on market $93,000 Active 16 DOM
4. 2026-06-17
   days on market $93,000 Active 15 DOM
5. 2026-06-16
   days on market $93,000 Active 14 DOM
6. 2026-06-15
   days on market $93,000 Active 13 DOM
7. 2026-06-13
   days on market $93,000 Active 11 DOM
8. 2026-06-12
   days on market $93,000 Active 10 DOM
9. 2026-06-09
   days on market $93,000 Active 7 DOM
10. 2026-06-09
    status $93,000 Active 6 DOM
11. 2026-04-11
    status Pending
12. 2026-04-05
    listed $93,000 Active
13. 2015-07-29
    listed $39,900

ⓘ 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: $1,130 · $94/mo
• Projected year-2 tax: $1,295 · $108/mo
• Expected delta: +$165/yr (+$14/mo · 14.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $12,979
• − Mortgage interest: −$5,209
• − Property taxes: −$1,130
• − Insurance: −$465
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$2,705
• Taxable income: $1,393
• Est. tax owed @ 24.0%: −$334
• After-tax cash flow: $2,472/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

+133.1% since first listed

3 events — show timeline

• 2026-04-11 Pending — IAR
• 2026-04-05 Listed $93,000 IAR
• 2015-07-29 Listed $39,900 IAR

Property tax history

+6.6%/yr

Latest (2025): $1,130 · +5.4% YoY. Source: county tax records.