102 S L St · Keswick, IA 50136

$102,000

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 52 Days on market

Built 2002 9,148 sqft 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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Appreciation +6.1/10.0
• Schools +5.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well cared for home on the edge of Keswick on quiet street. .. Open concept kitchen/dining/living area. All appliances STAY! Large master suite with walk-in closet and master bath. * * Large 2+ car detached garage has room for storage and work benches for all those projects. Storage shed also included. * * Great starter home or for those looking to downsize and enjoy small town living. Easy commute to surrounding towns.

Key facts

• New furnace
• Large lot
• New roof

Tags

• REMODELED MOBILE HOME
• LARGE LOT
• PARTIAL PRIVACY FENCE
• GARDEN STORAGE SHED
• NEW ROOF
• NEW FURNACE

Property features AI

Exterior

• Parking: 2-car garage; Gravel parking
• Utilities: Public sewer
• Home design: Residential mobile home
• Construction: Vinyl siding
• Exterior features: Lot approximately 0.21 acres (80 x 113)

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Central air conditioning; Forced air heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $102k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $99k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#734 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety D, schools D-.
• Tri-County Community School District (rural): math 60% / reading 60% proficiency, ranked #289 of 330 in IA (top 88%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 1 units permitted in Keokuk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($705 loan paydown + $2k appreciation (2.3% local appreciation)).
• Keokuk County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.3% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $102k implies a 191% gain — meaningful room to come down on a strong offer.

Recommended offer $98,940 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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: 1.12% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.34%
• DSCR: 1.50
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 1.90×
• Total profit: $25,597
• Equity at exit: $41,768

10-year hold

• IRR: 18.5%
• Equity multiple: 3.52×
• Total profit: $71,945
• Equity at exit: $61,350

Cash invested: $28,560 (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 50136

• Home prices YoY: 2.4%
• Active inventory: 3
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$535
• Tax from tax record: −$54 /mo · $644/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $270

Break-even live

Break-even rent $799

Max offer price $102,000

Occupancy floor 71%

Sensitivity live

Price	-10% $328	-5% $299	+0% $270	+5% $241	+10% $212
Rent	-10% $180	-5% $225	+0% $270	+5% $315	+10% $360
Rate	-1.0pp $321	-0.5pp $296	base $270	+0.5pp $243	+1.0pp $217

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: $25,500
• Closing costs: $3,060
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $102,000 Active 52 DOM
2. 2026-06-18
   days on market $102,000 Active 50 DOM
3. 2026-06-17
   days on market $102,000 Active 49 DOM
4. 2026-06-17
   price $102,000 Active 48 DOM
5. 2026-06-16
   days on market $107,000 Active 48 DOM
6. 2026-06-15
   days on market $107,000 Active 47 DOM
7. 2026-06-13
   days on market $107,000 Active 45 DOM
8. 2026-06-12
   pricedays on market $107,000 Active 44 DOM
9. 2026-06-09
   days on market $112,500 Active 41 DOM
10. 2026-06-08
    days on market $112,500 Active 40 DOM
11. 2026-06-07
    days on market $112,500 Active 39 DOM
12. 2026-06-05
    days on market $112,500 Active 37 DOM
13. 2026-06-04
    days on market $112,500 Active 35 DOM
14. 2026-06-02
    days on market $112,500 Active 34 DOM
15. 2026-06-01
    days on market $112,500 Active 33 DOM
16. 2026-05-31
    days on market $112,500 Active 32 DOM
17. 2026-05-31
    days on market $112,500 Active 31 DOM
18. 2026-04-28
    listed $112,500 Active 927-char remark
19. 2018-04-27
    soldstatus $35,000
20. 2018-04-20
    soldstatus $35,000 425-char remark

    Show marketing remark (425 chars)

    Well cared for home on the edge of Keswick on quiet street. .. Open concept kitchen/dining/living area. All appliances STAY! Large master suite with walk-in closet and master bath. * * Large 2+ car detached garage has room for storage and work benches for all those projects. Storage shed also included. * * Great starter home or for those looking to downsize and enjoy small town living. Easy commute to surrounding towns.

21. 2018-03-30
    listed $40,000 425-char remark

    Show marketing remark (425 chars)

    Well cared for home on the edge of Keswick on quiet street. .. Open concept kitchen/dining/living area. All appliances STAY! Large master suite with walk-in closet and master bath. * * Large 2+ car detached garage has room for storage and work benches for all those projects. Storage shed also included. * * Great starter home or for those looking to downsize and enjoy small town living. Easy commute to surrounding towns.

22. 2017-07-24
    soldstatus $39,000
23. 2017-07-20
    soldstatus $39,000

    Show marketing remark (553 chars)

    Well cared for home on the edge of Keswick on quiet street. .. Great vacation home to get away from the stress! Open-concept kitchen/dining/ living area. Appliances STAY!! Great master suite with walk-in closet and master bath. * * Large 2+ car detached garage has room for storage and work benches for all those projects. Also includes a storage shed. * * Great starter home or for those looking to downsize and enjoy small town living. Easy commute to surrounding towns. * * * Bedroom, dining and living room furnishings are also For Sale. * * *

24. 2017-03-28
    listed $40,000

    Show marketing remark (553 chars)

    Well cared for home on the edge of Keswick on quiet street. .. Great vacation home to get away from the stress! Open-concept kitchen/dining/ living area. Appliances STAY!! Great master suite with walk-in closet and master bath. * * Large 2+ car detached garage has room for storage and work benches for all those projects. Also includes a storage shed. * * Great starter home or for those looking to downsize and enjoy small town living. Easy commute to surrounding towns. * * * Bedroom, dining and living room furnishings are also For Sale. * * *

ⓘ 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: $644 · $54/mo
• Projected year-2 tax: $1,123 · $94/mo
• Expected delta: +$479/yr (+$40/mo · 74.3%)

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

Taxation est. · year 1

• Rental income: $13,685
• − Mortgage interest: −$5,714
• − Property taxes: −$644
• − Insurance: −$510
• − Repairs & maintenance: −$1,095
• − Management: −$1,095
• − Depreciation: −$2,967
• Taxable income: $1,660
• Est. tax owed @ 24.0%: −$399
• After-tax cash flow: $2,840/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: Tri-County Community School District
• NCES district ID: 1928020
• Math proficiency: 60% ▼ -5.00%
• Reading proficiency: 60% ▼ -10.00%
• Median HH income: $43,222
• Composite: 52.04/100
• National rank: #3512
• State rank: #289 of 330 in IA

Livability — Keswick

• Score: 62/100
• State rank: #734
• US rank: #16896

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Keswick, IA
• Population (ZIP): 411

Population outlook (Keokuk County) Hauer SSP2

• Today (2025): 9,354 people
• By 2030: 8,885 · -5.0%
• By 2040: 7,956 · -14.9%
• By 2050: 7,123 · -23.9%
• By 2075: 5,777 · -38.2%
• By 2100: 4,808 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Hispanic / Latino 2%
• Common ancestry: Iranian 7% Serbian 5% Portuguese 2%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · German/W. Germanic 4% Spanish 2%

Political lean MEDSL · Keokuk

• 2024 margin: Solid R (+51.5) · D 23.7% · R 75.2% · Other 1.1%
• 2008→2024 swing: -47.9pp toward R · 2008: -3.6pp · 2024: -51.5pp
• All cycles: 2024: R+51.5 2020: R+44.9 2016: R+43.6 2012: R+10.4 2008: R+3.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.28%
• Current HPI: 95.8079
• 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

+155.0% since first listed

9 events — show timeline

• 2026-06-16 Price Changed $102,000 IAR
• 2026-06-10 Price Changed $107,000 IAR
• 2026-04-28 Listed $112,500 IAR
• 2018-04-27 Sold (Public Records) $35,000 Public Records
• 2018-04-20 Sold (MLS) $35,000 IAR
• 2018-03-30 Listed $40,000 IAR
• 2017-07-24 Sold (Public Records) $39,000 Public Records
• 2017-07-20 Sold (MLS) $39,000 IAR
• 2017-03-28 Listed $40,000 IAR

Property tax history

-0.9%/yr

Latest (2025): $644 · +3.9% YoY. Source: county tax records.