730 Cox Ct · Le Claire, IA 52753

$225,000

2 bd · 2.5 ba · 1,426 sqft · Townhouse public records · 35 Days on market

Built 2015 $158/sqft · 12% below area Est $232k · at est. ↓ 8% since listing

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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 +25.8/30.0
• ARV discount +8.8/15.0
• DSCR +8.6/10.0
• Schools +7.6/10.0
• 1% rule +6.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quality, affordable living at it's best. Walk into this beautifully appointed townhouse with all the upgrades you wouldn't expect at this price. Wood floors, granite countertops adorn the kitchen. Open design with a large family room, which has designer wall inserted electric fireplace to warm the atmosphere. A video monitor entrance system. Upstairs bath and laundry offer beautifully tiled floors. Each bedroom has a walk-in closet and private bath. Approximate time of completion end of April. Finishes may vary.

Key facts

• Tiled backsplash
• Walk-in closet
• Granite counters

Tags

• HARDWOOD FLOORS
• GRANITE COUNTERS
• TILED BACKSPLASH
• STAINLESS STEEL APPLIANCES
• BREAKFAST BAR
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $225k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.6% in Le Claire — 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 74/100 on livability (#256 in IA, #4,947 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Pleasant Valley Community School District (suburban): math 87% / reading 85% proficiency, ranked #5 of 289 in IA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 80 active listings in the ZIP; 805 units permitted in Scott County in 2024 (479 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Scott County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask is 36% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $165k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.15% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.41%
• DSCR: 1.46
• GRM: 7.3

CMA / ARV

• ARV (median comp): $231,947
• List price: $225,000
• Delta: -3.00%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
724 Cox Ct	0.01mi	2/2.5	1,352 (-5%)	8mo	$220,000	$163	84
700 Cox Ct #700	0.04mi	2/2.5	1,352 (-5%)	8mo	$220,000	$163	83
725 Cox Ct	0.03mi	2/2.5	1,352 (-5%)	10mo	$215,000	$159	82
701 Cox Ct	0.06mi	2/2.5	1,352 (-5%)	14mo	$220,000	$163	77
734 Cox Ct	0.01mi	2/2.5	1,352 (-5%)	17mo	$220,000	$163	77
801 Hartz Ct #0	0.69mi	3/3.0 (+1)	1,402 (-2%)	5mo	$362,500	$259	54
800 Hartz Ct #800	0.66mi	3/3.0 (+1)	1,528 (+7%)	0mo	$375,000	$245	50
709 Hartz Ct	0.69mi	2/3.0	1,512 (+6%)	7mo	$355,000	$235	50
1106 Iowa Dr	0.39mi	3/2.5 (+1)	1,612 (+13%)	10mo	$320,000	$199	47
809 Hartz Ct	0.70mi	3/3.0 (+1)	1,498 (+5%)	9mo	$355,000	$237	44
1108 Iowa Dr	0.38mi	3/3.0 (+1)	1,609 (+13%)	14mo	$315,000	$196	42
1329 Wisconsin St	0.62mi	3/1.5 (+1)	1,318 (-8%)	15mo	$215,000	$163	37

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-1,648
• Equity at exit: $33,548

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $43,389
• Equity at exit: $19,454

Cash invested: $63,000 (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 52753

• Home prices YoY: -31.0%
• Active inventory: 80
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,578 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$216 /mo · $2,598/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$541
• Net cashflow: $547

Break-even live

Break-even rent $1,886

Max offer price $225,000

Occupancy floor 74%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-16
   days on market $225,000 Active 35 DOM
2. 2026-06-15
   days on market $225,000 Active 34 DOM
3. 2026-06-14
   days on market $225,000 Active 32 DOM
4. 2026-06-13
   days on market $225,000 Active 31 DOM
5. 2026-06-10
   days on market $225,000 Active 29 DOM
6. 2026-06-09
   days on market $225,000 Active 28 DOM
7. 2026-06-08
   days on market $225,000 Active 27 DOM
8. 2026-06-07
   days on market $225,000 Active 26 DOM
9. 2026-06-05
   days on market $225,000 Active 23 DOM
10. 2026-06-03
    days on market $225,000 Active 22 DOM
11. 2026-06-02
    days on market $225,000 Active 21 DOM
12. 2026-06-01
    days on market $225,000 Active 20 DOM
13. 2026-05-31
    days on market $225,000 Active 19 DOM
14. 2026-05-30
    days on market $225,000 Active 18 DOM
15. 2026-05-12
    listed $225,000 Active 980-char remark
16. 2016-06-30
    soldstatus $164,900 517-char remark

    Show marketing remark (517 chars)

    Quality, affordable living at it's best. Walk into this beautifully appointed townhouse with all the upgrades you wouldn't expect at this price. Wood floors, granite countertops adorn the kitchen. Open design with a large family room, which has designer wall inserted electric fireplace to warm the atmosphere. A video monitor entrance system. Upstairs bath and laundry offer beautifully tiled floors. Each bedroom has a walk-in closet and private bath. Approximate time of completion end of April. Finishes may vary.

17. 2016-06-30
    soldstatus $164,900 517-char remark

    Show marketing remark (517 chars)

    Quality, affordable living at it's best. Walk into this beautifully appointed townhouse with all the upgrades you wouldn't expect at this price. Wood floors, granite countertops adorn the kitchen. Open design with a large family room, which has designer wall inserted electric fireplace to warm the atmosphere. A video monitor entrance system. Upstairs bath and laundry offer beautifully tiled floors. Each bedroom has a walk-in closet and private bath. Approximate time of completion end of April. Finishes may vary.

18. 2016-01-06
    listed $164,900 517-char remark

    Show marketing remark (517 chars)

    Quality, affordable living at it's best. Walk into this beautifully appointed townhouse with all the upgrades you wouldn't expect at this price. Wood floors, granite countertops adorn the kitchen. Open design with a large family room, which has designer wall inserted electric fireplace to warm the atmosphere. A video monitor entrance system. Upstairs bath and laundry offer beautifully tiled floors. Each bedroom has a walk-in closet and private bath. Approximate time of completion end of April. Finishes may vary.

19. 2016-01-06
    listed $164,900 517-char remark

    Show marketing remark (517 chars)

    Quality, affordable living at it's best. Walk into this beautifully appointed townhouse with all the upgrades you wouldn't expect at this price. Wood floors, granite countertops adorn the kitchen. Open design with a large family room, which has designer wall inserted electric fireplace to warm the atmosphere. A video monitor entrance system. Upstairs bath and laundry offer beautifully tiled floors. Each bedroom has a walk-in closet and private bath. Approximate time of completion end of April. Finishes may vary.

20. 2013-11-14
    soldstatus $180,000
21. 2012-09-20
    soldstatus $180,000

ⓘ 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: $2,598 · $216/mo
• Projected year-2 tax: $3,065 · $255/mo
• Expected delta: +$467/yr (+$39/mo · 18.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,938
• − Mortgage interest: −$12,603
• − Property taxes: −$2,598
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,475
• − Management: −$2,475
• − Depreciation: −$6,545
• Taxable income: $3,116
• Est. tax owed @ 24.0%: −$748
• After-tax cash flow: $5,811/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: Pleasant Valley Community School District
• NCES district ID: 1923110
• Math proficiency: 87% ▼ -4.00%
• Reading proficiency: 85% ▼ -2.00%
• Median HH income: $80,716
• Composite: 75.59/100
• National rank: #130
• State rank: #5 of 289 in IA

Livability — Le Claire

• Score: 74/100
• State rank: #256
• US rank: #4947

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Le Claire, IA
• Population (ZIP): 6,111

Population outlook (Scott County) Hauer SSP2

• Today (2025): 188,878 people
• By 2030: 196,648 · +4.1%
• By 2040: 210,860 · +11.6%
• By 2050: 224,359 · +18.8%
• By 2075: 258,884 · +37.1%
• By 2100: 286,447 · +51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Asian 2% Hispanic / Latino 1%
• Common ancestry: Serbian 3% Italian 3% Slovak 2%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Scott

• 2024 margin: Toss-up / Even · D 47.3% · R 51.2% · Other 1.4%
• 2008→2024 swing: -18.4pp toward R · 2008: 14.6pp · 2024: -3.9pp
• All cycles: 2024: R+3.9 2020: D+3.5 2016: D+1.4 2012: D+13.8 2008: D+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.47%
• Current HPI: 203.798
• 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

-8.4% since first listed

6 events — show timeline

• 2016-06-30 Sold (MLS) $164,900 MRED as Distributed by MLS Grid
• 2016-06-30 Sold (MLS) $164,900 RMLSA as Distributed by MLS Grid
• 2016-01-06 Listed $164,900 MRED as Distributed by MLS Grid
• 2016-01-06 Listed $164,900 RMLSA as Distributed by MLS Grid
• 2013-11-14 Sold (Public Records) $180,000 Public Records
• 2012-09-20 Sold (Public Records) $180,000 Public Records

Property tax history

+56.2%/yr

Latest (2025): $2,598 · -5.0% YoY. Source: county tax records.