4947 Abrams Dr · Muscatine, IA 52761

$64,900

4 bd · 3.0 ba · 2,560 sqft · Other · 49 Days on market

Built 2008 ↓ 18% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• 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

Spacious 2008 manufactured home at 4947 Abrams Dr in Muscatine featuring 4 bedrooms, 3 full bathrooms, and a non-conforming 5th bedroom off the primary suite. The functional layout offers a generous living space with a seamless flow between main living areas. The kitchen includes ample cabinet and counter space for everyday use. The primary suite features a private en-suite bath, with the additional room ideal for an office or flex space. Enjoy three full bathrooms, the enclosed detached screened porch, and additional storage with the included shed. Schedule your private showing today to explore all this property has to offer!

Key facts

• Functional layout
• Additional storage
• Built 2008

Tags

• FUNCTIONAL LAYOUT
• GENEROUS LIVING SPACE
• PRIVATE EN-SUITE BATH
• ADDITIONAL STORAGE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $65k.

Deal economics

• At list price, monthly cash flow is $880 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

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; 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 $449 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 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. 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.
4. 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.
5. 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: 2.46% ✓
• Cap rate: 22.57%
• Cash-on-cash: 58.13%
• DSCR: 3.59
• GRM: 3.4

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: 56.7%
• Equity multiple: 3.51×
• Total profit: $45,530
• Equity at exit: $9,677

10-year hold

• IRR: 61.6%
• Equity multiple: 7.15×
• Total profit: $111,767
• Equity at exit: $5,611

Cash invested: $18,172 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,596 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$13 /mo · $158/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $880

Break-even live

Break-even rent $482

Max offer price $64,900

Occupancy floor 40%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $64,900 Active 49 DOM
2. 2026-06-17
   days on market $64,900 Active 48 DOM
3. 2026-06-16
   days on market $64,900 Active 47 DOM
4. 2026-06-15
   days on market $64,900 Active 46 DOM
5. 2026-06-13
   days on market $64,900 Active 44 DOM
6. 2026-06-12
   days on market $64,900 Active 43 DOM
7. 2026-06-09
   days on market $64,900 Active 40 DOM
8. 2026-06-08
   days on market $64,900 Active 39 DOM
9. 2026-06-07
   days on market $64,900 Active 38 DOM
10. 2026-06-07
    statusdays on market $64,900 Active 37 DOM
11. 2026-05-11
    status Pending 634-char remark

    Show marketing remark (634 chars)

    Spacious 2008 manufactured home at 4947 Abrams Dr in Muscatine featuring 4 bedrooms, 3 full bathrooms, and a non-conforming 5th bedroom off the primary suite. The functional layout offers a generous living space with a seamless flow between main living areas. The kitchen includes ample cabinet and counter space for everyday use. The primary suite features a private en-suite bath, with the additional room ideal for an office or flex space. Enjoy three full bathrooms, the enclosed detached screened porch, and additional storage with the included shed. Schedule your private showing today to explore all this property has to offer!

12. 2026-04-06
    listed $64,900 Active 634-char remark

    Show marketing remark (634 chars)

    Spacious 2008 manufactured home at 4947 Abrams Dr in Muscatine featuring 4 bedrooms, 3 full bathrooms, and a non-conforming 5th bedroom off the primary suite. The functional layout offers a generous living space with a seamless flow between main living areas. The kitchen includes ample cabinet and counter space for everyday use. The primary suite features a private en-suite bath, with the additional room ideal for an office or flex space. Enjoy three full bathrooms, the enclosed detached screened porch, and additional storage with the included shed. Schedule your private showing today to explore all this property has to offer!

13. 2025-12-01
    price $69,900
14. 2025-10-07
    price $74,900
15. 2025-09-23
    price $78,000
16. 2025-09-15
    price $79,000

ⓘ 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: $158 · $13/mo
• Projected year-2 tax: $588 · $49/mo
• Expected delta: +$430/yr (+$36/mo · 272.4%)

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

Taxation est. · year 1

• Rental income: $19,152
• − Mortgage interest: −$3,635
• − Property taxes: −$158
• − Insurance: −$324
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$1,888
• Taxable income: $10,081
• Est. tax owed @ 24.0%: −$2,420
• After-tax cash flow: $8,144/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

-17.8% since first listed

6 events — show timeline

• 2026-05-11 Pending — Muscatine BOR
• 2026-04-06 Listed $64,900 Muscatine BOR
• 2025-12-01 Price Changed $69,900 Muscatine BOR
• 2025-10-07 Price Changed $74,900 Muscatine BOR
• 2025-09-23 Price Changed $78,000 Muscatine BOR
• 2025-09-15 Price Changed $79,000 Muscatine BOR

Property tax history

+10.6%/yr

Latest (2025): $158 · +2.6% YoY. Source: county tax records.