109 S Vine St · Wilton, IA 52778

$93,300

3 bd · 2.0 ba · 1,456 sqft · Other · 35 Days on market

Built 2021 $64/sqft · 118% above area ↓ 2% 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 +27.4/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +6.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Consider this newer manufactured home with 3 bedrooms and 2 bathrooms. Situated on a dead end street on the skirts of Wilton. Enjoy the open concept living area. Dine at the table or at the island. Relax in the grand primary suite including a large walk-in closet. All bedrooms have walk-in closets! Soak in the outdoors from the deck. Premier shed. AHS Home Warranty with a strong offer. Home is on leased land. Contact Southtown MHP for lot rent and park guidelines. Seller to find home of choice.

Key facts

• Premier shed
• Grand primary suite
• Large walk-in closet

Tags

• OPEN CONCEPT LIVING AREA
• GRAND PRIMARY SUITE
• LARGE WALK-IN CLOSET
• OUTDOORS FROM THE DECK
• PREMIER SHED

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: One level; Mobile home; Residential property
• Construction: Vinyl siding
• Exterior features: Deck; Patio

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 bathrooms on the main level
• Heating & cooling: Central air conditioning
• Interior features: Dishwasher; Refrigerator
• Laundry & utility: Washer and dryer on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $93k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $91k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#101 in IA, #2,027 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Wilton Community School District (town): math 72% / reading 75% proficiency, ranked #80 of 289 in IA (top 28%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 29 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 $645 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($91k) is reasonable based on typical stale-listing flexibility.

Recommended offer $90,501 (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: 1.24% ✓
• Cap rate: 9.79%
• Cash-on-cash: 12.50%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

• ARV (median comp): $42,709
• List price: $93,300
• Delta: 118.46%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.2%
• Equity multiple: 1.09×
• Total profit: $2,228
• Equity at exit: $13,911

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $24,325
• Equity at exit: $8,067

Cash invested: $26,124 (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 52778

• Home prices YoY: -31.8%
• Active inventory: 29
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$489
• Tax est. 1.5%: −$117 /mo · $1,400/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $272

Break-even live

Break-even rent $816

Max offer price $93,300

Occupancy floor 72%

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: $23,325
• Closing costs: $2,799
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $93,300 Active 35 DOM
2. 2026-06-17
   days on market $93,300 Active 34 DOM
3. 2026-06-16
   days on market $93,300 Active 33 DOM
4. 2026-06-15
   days on market $93,300 Active 32 DOM
5. 2026-06-13
   days on market $93,300 Active 30 DOM
6. 2026-06-12
   days on market $93,300 Active 29 DOM
7. 2026-06-09
   pricedays on market $93,300 Active 26 DOM
8. 2026-06-08
   days on market $95,500 Active 25 DOM
9. 2026-06-07
   days on market $95,500 Active 24 DOM
10. 2026-06-04
    days on market $95,500 Active 20 DOM
11. 2026-06-02
    days on market $95,500 Active 19 DOM
12. 2026-06-01
    days on market $95,500 Active 18 DOM
13. 2026-05-31
    days on market $95,500 Active 17 DOM
14. 2026-05-31
    days on market $95,500 Active 16 DOM
15. 2026-05-14
    listed $95,500 Active 499-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $13,927
• − Mortgage interest: −$5,226
• − Property taxes: −$1,400
• − Insurance: −$466
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$2,714
• Taxable income: $1,892
• Est. tax owed @ 24.0%: −$454
• After-tax cash flow: $2,811/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: Wilton Community School District
• NCES district ID: 1931800
• Math proficiency: 72% ▲ 1.00%
• Reading proficiency: 75% ▲ 4.00%
• Median HH income: $58,073
• Composite: 63.04/100
• National rank: #648
• State rank: #80 of 289 in IA

Livability — Wilton

• Score: 79/100
• State rank: #101
• US rank: #2027

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilton, IA
• Population (ZIP): 3,677

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 3% Black 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 1%
• Foreign-born: 1% · China, Canada
• Languages at home: 98% English-only · Spanish 1% Russian/Polish/Slavic 1% Arabic 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: ▼ -93.07%
• Current HPI: 199.9894
• 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

-2.3% since first listed

2 events — show timeline

• 2026-06-09 Price Changed $93,300 Muscatine BOR
• 2026-05-14 Listed $95,500 Muscatine BOR

Property tax history

+3.2%/yr

Latest (2021): $40 · +0.0% YoY. Source: county tax records.