504 Adams St · Muscatine, IA 52761

$99,999

2 bd · 1.0 ba · 624 sqft · SingleFamily public records · 87 Days on market

Built 1946 5,663 sqft lot

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Why this score? — see what drove the D 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 +13.5/30.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• DSCR +4.1/10.0
• 1% rule +3.5/10.0
• 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

Check out this cute 2 bedroom, 1 bathroom home nestled in a quiet neighborhood uptown. This home features a non-conforming room downstairs, a large yard with plenty of space for a garage or future expansion and alley access to the back of the property. Sellers to replace kitchen flooring with accepted offer. * 24 hour notice to show *

Key facts

• Alley access
• Large yard
• 5,663 sq ft lot

Tags

• LARGE YARD
• ALLEY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $3 ($39/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (15.3% below list).
• Recommended offer: $85k (15.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#358 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: health & safety D+, amenities F, commute F.
• Muscatine Community School District (town): math 55% / reading 59% proficiency, ranked #257 of 289 in IA (top 89%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 188 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 65 units permitted in Muscatine County in 2024 (45 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Muscatine County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $100k implies a 194% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,660 (15.3% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-16,001
• Equity at exit: $14,910

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-13,679
• Equity at exit: $8,646

Cash invested: $28,000 (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 52761

• Active inventory: 188
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $847 high
• Mortgage (P&I): −$524
• Tax from tax record: −$100 /mo · $1,194/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $3

Break-even live

Break-even rent $842

Max offer price $99,999

Occupancy floor 95%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 Colorado St Muscatine, IA	2.0–4.0	2.0–4.0	625	$1,075	$1.72	13d	14	0.58mi
2111 Bidwell Rd Muscatine, IA	2.0	1.0	564	$835	$1.48	13d	1	0.64mi
108 Park Ave Muscatine, IA	1.0	1.0	628	$650	$1.04	13d	1	0.85mi
1218 Cedar St #2 Muscatine, IA	1.0	1.0	672	$720	$1.07	44d	1	1.04mi
101 W 7th St Muscatine, IA	3.0	1.0	750	$800	$1.07	43d	1	1.19mi

Listing history 17 events

1. 2026-06-18
   days on market $99,999 Active 87 DOM
2. 2026-06-17
   days on market $99,999 Active 86 DOM
3. 2026-06-16
   days on market $99,999 Active 85 DOM
4. 2026-06-15
   days on market $99,999 Active 84 DOM
5. 2026-06-13
   days on market $99,999 Active 82 DOM
6. 2026-06-12
   days on market $99,999 Active 81 DOM
7. 2026-06-09
   days on market $99,999 Active 78 DOM
8. 2026-06-08
   days on market $99,999 Active 77 DOM
9. 2026-06-07
   days on market $99,999 Active 76 DOM
10. 2026-06-07
    days on market $99,999 Active 75 DOM
11. 2026-06-04
    days on market $99,999 Active 72 DOM
12. 2026-06-02
    days on market $99,999 Active 71 DOM
13. 2026-06-01
    days on market $99,999 Active 70 DOM
14. 2026-05-31
    days on market $99,999 Active 69 DOM
15. 2026-05-31
    days on market $99,999 Active 68 DOM
16. 2026-03-23
    listed $104,999 Active 336-char remark

    Show marketing remark (336 chars)

    Check out this cute 2 bedroom, 1 bathroom home nestled in a quiet neighborhood uptown. This home features a non-conforming room downstairs, a large yard with plenty of space for a garage or future expansion and alley access to the back of the property. Sellers to replace kitchen flooring with accepted offer. * 24 hour notice to show *

17. 2012-06-12
    soldstatus $34,000

ⓘ 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: $1,194 · $100/mo
• Projected year-2 tax: $1,382 · $115/mo
• Expected delta: +$188/yr (+$16/mo · 15.7%)

ⓘ 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 ≥107°F today · 16 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: $10,159
• − Mortgage interest: −$5,601
• − Property taxes: −$1,194
• − Insurance: −$500
• − Repairs & maintenance: −$813
• − Management: −$813
• − Depreciation: −$2,909
• Taxable loss: −$1,671
• Est. tax savings @ 24.0%: +$401
• After-tax cash flow: $440/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: Muscatine Community School District
• NCES district ID: 1920130
• Math proficiency: 55% ▼ -7.00%
• Reading proficiency: 59% ▲ 2.00%
• Median HH income: $50,193
• Composite: 48.6/100
• National rank: #2110
• State rank: #257 of 289 in IA

Livability — Muscatine

• Score: 70/100
• State rank: #358
• US rank: #7508

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Muscatine, IA
• City population: 29,800
• Population (ZIP): 29,800

Population outlook (Muscatine County) Hauer SSP2

• Today (2025): 44,820 people
• By 2030: 45,461 · +1.4%
• By 2040: 46,765 · +4.3%
• By 2050: 48,609 · +8.5%
• By 2075: 56,014 · +25.0%
• By 2100: 63,513 · +41.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 17% Two or more races 5% Black 4%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Portuguese 2% Romanian 2% Iranian 2%
• Foreign-born: 7% · Canada
• Languages at home: 86% English-only · Spanish 11% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Muscatine

• 2024 margin: R (+14.9) · D 41.7% · R 56.6% · Other 1.7%
• 2008→2024 swing: -30.6pp toward R · 2008: 15.7pp · 2024: -14.9pp
• All cycles: 2024: R+14.9 2020: R+7.0 2016: R+6.6 2012: D+15.5 2008: D+15.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.30%
• Current HPI: 182.4493
• 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

+208.8% since first listed

2 events — show timeline

• 2026-03-23 Listed $104,999 Muscatine BOR
• 2012-06-12 Sold (Public Records) $34,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $1,194 · +7.2% YoY. Source: county tax records.