225 S Adella St · Ottumwa, IA 52501

$97,000

2 bd · 1.5 ba · 935 sqft · SingleFamily public records · 31 Days on market

Built 1900 6,970 sqft lot Est $75k · 30% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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 affordable living, this is it. This 2 bedroom, 1 and 1/2 bath home on Ottumwa's south side has a lot to offer for an affordable price. You'll love the fenced yard and nice garage! Just waiting for you to move in and make it your own, so call a realtor today to set up a showing!

Key facts

• Alley access
• Shed
• Fenced yard

Tags

• FENCED YARD
• SHED
• ALLEY ACCESS
• MAIN FLOOR LAUNDRY

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family home on one and a half levels; Residential property
• Construction: Metal siding
• Exterior features: Lot approximately 0.16 acres (53 x 132)

Interior

• Bathrooms: One three-quarter bathroom; One half bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $94k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 5.9% 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: 186 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $671 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,090 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1900 — 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. 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?
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: 1.30% ✓
• Cap rate: 10.93%
• Cash-on-cash: 16.58%
• DSCR: 1.74
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $74,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
422 W Finley Ave	0.16mi	2/1.0	832 (-11%)	1mo	$125,000	$150	72
430 S Pocahontas St	0.42mi	3/1.0 (+1)	950 (+2%)	1mo	$75,000	$79	70
612 Clinton Ave	0.58mi	2/1.0	906 (-3%)	1mo	$57,000	$63	65
134 Minnesota St	0.26mi	3/1.0 (+1)	1,015 (+9%)	3mo	$100,000	$99	64
513 S Sheridan Ave	0.46mi	2/1.0	867 (-7%)	3mo	$50,000	$58	62
546 Minnesota St	0.39mi	3/1.0 (+1)	994 (+6%)	4mo	$72,000	$72	61
809 Ellis Ave	0.71mi	2/1.0	960 (+3%)	2mo	$73,000	$76	59
711 Elma St	0.65mi	2/1.0	872 (-7%)	1mo	$78,500	$90	55
312 S Moore St	0.41mi	2/1.0	812 (-13%)	5mo	$59,500	$73	53
425 S Davis St	0.43mi	3/1.0 (+1)	816 (-13%)	0mo	$164,000	$201	52
321 Hackworth St	0.74mi	3/1.0 (+1)	988 (+6%)	2mo	$121,000	$122	48
182 N Moore St	0.53mi	2/1.0	796 (-15%)	2mo	$63,500	$80	47

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: 7.7%
• Equity multiple: 1.30×
• Total profit: $8,163
• Equity at exit: $14,463

10-year hold

• IRR: 17.0%
• Equity multiple: 2.39×
• Total profit: $37,823
• Equity at exit: $8,387

Cash invested: $27,160 (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: 186
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,257 medium
• Mortgage (P&I): −$509
• Tax from tax record: −$68 /mo · $822/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $375

Break-even live

Break-even rent $782

Max offer price $97,000

Occupancy floor 65%

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 Minneopa Ave Unit 203 Ottumwa, IA	2.0	1.0	700	$1,150	$1.64	43d	1	1.06mi
420 Minneopa Ave Unit 204 Ottumwa, IA	2.0	1.0	800	$1,350	$1.69	43d	1	1.06mi

Listing history 23 events

1. 2026-06-18
   days on market $97,000 Active 31 DOM
2. 2026-06-17
   days on market $97,000 Active 30 DOM
3. 2026-06-16
   days on market $97,000 Active 29 DOM
4. 2026-06-15
   days on market $97,000 Active 28 DOM
5. 2026-06-13
   days on market $97,000 Active 26 DOM
6. 2026-06-12
   days on market $97,000 Active 25 DOM
7. 2026-06-09
   days on market $97,000 Active 22 DOM
8. 2026-06-08
   days on market $97,000 Active 21 DOM
9. 2026-06-07
   days on market $97,000 Active 20 DOM
10. 2026-06-07
    days on market $97,000 Active 19 DOM
11. 2026-06-04
    days on market $97,000 Active 16 DOM
12. 2026-06-02
    days on market $97,000 Active 15 DOM
13. 2026-06-01
    days on market $97,000 Active 14 DOM
14. 2026-05-31
    days on market $97,000 Active 13 DOM
15. 2026-05-31
    days on market $97,000 Active 12 DOM
16. 2026-05-18
    listed $97,000 Active
17. 2024-07-31
    soldstatus $85,000
18. 2024-07-26
    soldstatus $85,000 Closed 290-char remark

    Show marketing remark (290 chars)

    Looking for affordable living, this is it. This 2 bedroom, 1 and 1/2 bath home on Ottumwa's south side has a lot to offer for an affordable price. You'll love the fenced yard and nice garage! Just waiting for you to move in and make it your own, so call a realtor today to set up a showing!

19. 2024-05-13
    status Pending 290-char remark

    Show marketing remark (290 chars)

    Looking for affordable living, this is it. This 2 bedroom, 1 and 1/2 bath home on Ottumwa's south side has a lot to offer for an affordable price. You'll love the fenced yard and nice garage! Just waiting for you to move in and make it your own, so call a realtor today to set up a showing!

20. 2024-03-29
    listed $87,000 Active 290-char remark

    Show marketing remark (290 chars)

    Looking for affordable living, this is it. This 2 bedroom, 1 and 1/2 bath home on Ottumwa's south side has a lot to offer for an affordable price. You'll love the fenced yard and nice garage! Just waiting for you to move in and make it your own, so call a realtor today to set up a showing!

21. 2020-03-23
    soldstatus $39,000
22. 2020-03-20
    soldstatus $39,000 391-char remark

    Show marketing remark (391 chars)

    Tired of renting? Price REDUCED! This is your chance to build your own nest egg. Newly renovated home. Double LR, large kitchen and bath on main floor. AC, updated windows, new dry-wall Laundry hookups available on main floor. 2 bedrooms upstairs with a full bath. Enclosed front porch expands your space. Privacy fence, back access, 1 car garage and storage shed. Outside basement entrance.

23. 2019-10-17
    listed $42,500 391-char remark

    Show marketing remark (391 chars)

    Tired of renting? Price REDUCED! This is your chance to build your own nest egg. Newly renovated home. Double LR, large kitchen and bath on main floor. AC, updated windows, new dry-wall Laundry hookups available on main floor. 2 bedrooms upstairs with a full bath. Enclosed front porch expands your space. Privacy fence, back access, 1 car garage and storage shed. Outside basement entrance.

ⓘ 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: $822 · $68/mo
• Projected year-2 tax: $1,172 · $98/mo
• Expected delta: +$350/yr (+$29/mo · 42.6%)

ⓘ 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 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: $15,080
• − Mortgage interest: −$5,434
• − Property taxes: −$822
• − Insurance: −$485
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$2,822
• Taxable income: $3,105
• Est. tax owed @ 24.0%: −$745
• After-tax cash flow: $3,757/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

+128.2% since first listed

8 events — show timeline

• 2026-05-18 Listed $97,000 IAR
• 2024-07-31 Sold (Public Records) $85,000 Public Records
• 2024-07-26 Sold (MLS) $85,000 IAR
• 2024-05-13 Pending — IAR
• 2024-03-29 Listed $87,000 IAR
• 2020-03-23 Sold (Public Records) $39,000 Public Records
• 2020-03-20 Sold (MLS) $39,000 IAR
• 2019-10-17 Listed $42,500 IAR

Property tax history

+1.0%/yr

Latest (2025): $822 · +5.4% YoY. Source: county tax records.