707 W Platt St · Maquoketa, IA 52060

$115,000

4 bd · 1.5 ba · 1,827 sqft · SingleFamily public records · 53 Days on market

Built 1890 8,800 sqft lot Est $170k · 32% under

---

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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Schools +4.6/10.0
• 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

Excellent Starter Home or Investment Property! This 2 story home offers 4 bedrooms 1 1/2 bathrooms and an extra deep lot. Oak hardwood floors throughout both level accent the banister staircase and spacious rooms. The owner of this home has invested in all the right placed including central air, updated electrical panel, new water heater, new plumbing, insulation and more. Call today for a private showing. Priced Right!

Key facts

• Updated electrical
• Spacious kitchen
• Convenient access

Tags

• SPACIOUS KITCHEN
• OVERSIZED LOT
• UPDATED ELECTRICAL
• CENTRAL HEATING AND AIR
• OFF-STREET PARKING
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#362 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Maquoketa Community School District (town): math 52% / reading 57% proficiency, ranked #270 of 289 in IA (top 93%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 35 active listings in the ZIP; 20 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jackson County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
5. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $169,911
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
611 W Platt St	0.07mi	5/2.0 (+1)	1,836 (+0%)	18mo	$60,000	$33	74
318 S Vermont St	0.29mi	4/1.5	1,615 (-12%)	5mo	$135,000	$84	63
307 S 5th St	0.30mi	3/1.5 (-1)	1,913 (+5%)	14mo	$178,000	$93	62
802 Grant Ct	0.65mi	3/3.0 (-1)	1,882 (+3%)	0mo	$405,000	$215	53
413 Rosemere Ln	0.63mi	3/1.5 (-1)	1,734 (-5%)	5mo	$194,000	$112	53
316 S Prospect St	0.27mi	4/3.5	2,068 (+13%)	9mo	$170,000	$82	50
415 N Main St	0.55mi	3/2.0 (-1)	1,884 (+3%)	16mo	$45,000	$24	49
400 and 402 W Grove St	0.42mi	3/2.5 (-1)	1,691 (-7%)	13mo	$250,000	$148	48
317 N Olive St	0.60mi	4/2.0	1,584 (-13%)	1mo	$112,000	$71	47
314 S Niagara St	0.40mi	3/1.0 (-1)	1,586 (-13%)	14mo	$152,000	$96	41
705 S 4th St	0.69mi	3/2.5 (-1)	1,632 (-11%)	3mo	$225,500	$138	38
208 S Clark St	0.75mi	3/1.0 (-1)	1,664 (-9%)	7mo	$140,000	$84	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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-7,563
• Equity at exit: $17,147

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $7,731
• Equity at exit: $9,943

Cash invested: $32,200 (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 52060

• Home prices YoY: -21.2%
• Active inventory: 35
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,232 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$149 /mo · $1,786/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $173

Break-even live

Break-even rent $1,012

Max offer price $115,000

Occupancy floor 81%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-03-03
   status Pending
2. 2026-02-05
   price $115,000
3. 2026-01-18
   status Active
4. 2026-01-14
   historical
5. 2026-01-08
   status Pending
6. 2026-01-06
   historical
7. 2026-01-05
   historical
8. 2026-01-02
   status Pending
9. 2026-01-02
   historical
10. 2025-12-30
    status Pending
11. 2025-12-30
    status Active
12. 2025-12-26
    status Pending
13. 2025-12-09
    listed Active
14. 2024-05-16
    soldstatus $112,000
15. 2024-05-10
    soldstatus $112,000 Closed 423-char remark

    Show marketing remark (423 chars)

    Excellent Starter Home or Investment Property! This 2 story home offers 4 bedrooms 1 1/2 bathrooms and an extra deep lot. Oak hardwood floors throughout both level accent the banister staircase and spacious rooms. The owner of this home has invested in all the right placed including central air, updated electrical panel, new water heater, new plumbing, insulation and more. Call today for a private showing. Priced Right!

16. 2024-04-15
    historical Active Under Contract 423-char remark

    Show marketing remark (423 chars)

    Excellent Starter Home or Investment Property! This 2 story home offers 4 bedrooms 1 1/2 bathrooms and an extra deep lot. Oak hardwood floors throughout both level accent the banister staircase and spacious rooms. The owner of this home has invested in all the right placed including central air, updated electrical panel, new water heater, new plumbing, insulation and more. Call today for a private showing. Priced Right!

17. 2024-04-04
    listed $119,000 Active 423-char remark

    Show marketing remark (423 chars)

    Excellent Starter Home or Investment Property! This 2 story home offers 4 bedrooms 1 1/2 bathrooms and an extra deep lot. Oak hardwood floors throughout both level accent the banister staircase and spacious rooms. The owner of this home has invested in all the right placed including central air, updated electrical panel, new water heater, new plumbing, insulation and more. Call today for a private showing. Priced Right!

18. 2021-08-06
    historical
19. 2018-06-22
    soldstatus $25,500
20. 2018-02-03
    listed $29,900
21. 2006-01-27
    soldstatus $34,900
22. 2005-09-20
    listed $36,900

ⓘ 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: $1,786 · $149/mo
• Projected year-2 tax: $1,796 · $150/mo
• Expected delta: +$10/yr (+$1/mo · 0.5%)

ⓘ 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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,785
• − Mortgage interest: −$6,442
• − Property taxes: −$1,786
• − Insurance: −$575
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$3,345
• Taxable income: $271
• Est. tax owed @ 24.0%: −$65
• After-tax cash flow: $2,017/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: Maquoketa Community School District
• NCES district ID: 1918510
• Math proficiency: 52% ▼ -9.00%
• Reading proficiency: 57% ▼ -5.00%
• Median HH income: $39,880
• Composite: 45.54/100
• National rank: #2602
• State rank: #270 of 289 in IA

Livability — Maquoketa

• Score: 70/100
• State rank: #362
• US rank: #7540

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maquoketa, IA
• Population (ZIP): 8,139

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 18,736 people
• By 2030: 18,227 · -2.7%
• By 2040: 17,049 · -9.0%
• By 2050: 15,848 · -15.4%
• By 2075: 13,660 · -27.1%
• By 2100: 11,167 · -40.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Black 2%
• Common ancestry: Romanian 2% Slovak 2% Portuguese 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+32.5) · D 33.1% · R 65.6% · Other 1.3%
• 2008→2024 swing: -56.9pp toward R · 2008: 24.4pp · 2024: -32.5pp
• All cycles: 2024: R+32.5 2020: R+26.1 2016: R+19.4 2012: D+16.8 2008: D+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.28%
• Current HPI: 213.2315
• 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

+211.7% since first listed

22 events — show timeline

• 2026-03-03 Pending — MRED as Distributed by MLS Grid
• 2026-02-05 Price Changed $115,000 MRED as Distributed by MLS Grid
• 2026-01-18 Relisted — MRED as Distributed by MLS Grid
• 2026-01-14 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-08 Pending — MRED as Distributed by MLS Grid
• 2026-01-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2026-01-05 Listing Removed — MRED as Distributed by MLS Grid
• 2026-01-02 Pending — MRED as Distributed by MLS Grid
• 2026-01-02 Listing Removed — MRED as Distributed by MLS Grid
• 2025-12-30 Pending — MRED as Distributed by MLS Grid
• 2025-12-30 Relisted — MRED as Distributed by MLS Grid
• 2025-12-26 Pending — MRED as Distributed by MLS Grid
• 2025-12-09 Listed — RMLSA as Distributed by MLS Grid
• 2024-05-16 Sold (Public Records) $112,000 Public Records
• 2024-05-10 Sold (MLS) $112,000 ECIMLS
• 2024-04-15 Contingent — ECIMLS
• 2024-04-04 Listed $119,000 ECIMLS
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2018-06-22 Sold (MLS) $25,500 ECIMLS
• 2018-02-03 Listed $29,900 ECIMLS
• 2006-01-27 Sold (MLS) $34,900 RMLSA as Distributed by MLS Grid
• 2005-09-20 Listed $36,900 RMLSA as Distributed by MLS Grid

Property tax history

+7.6%/yr

Latest (2025): $1,786 · +1.6% YoY. Source: county tax records.