2100 Scott Blvd Lot 89 Blvd · Iowa City, IA 52240

$20,000

2 bd · 1.0 ba · 768 sqft · Other public records · 29 Days on market

Built 1980

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.3/5.0
• Rent growth +4.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom 1 bath home is a gem. This home has been well taken care of over the years and is ready for its new owner. It offers appliances that will stay with the home and a cute shed. Lot rent in Modern Manor is 875 a month last the listing agent was told. Please call and speak with the Modern Manor park to discuss lot rent information. All buyers must be park approved.

Key facts

• New metal roof
• Ac replaced
• Deck freshly painted

Tags

• NEW METAL ROOF
• EXTERIOR PAINTED
• AC REPLACED
• DECK FRESHLY PAINTED
• WOOD BURNING FIREPLACE
• WASHER AND DRYER CONVEY

Property features AI

Finance

• HOA & community: Annual association fee

Exterior

• Parking: Parking pad for 2 vehicles
• Security: Smoke detectors
• Utilities: Shared well water; Public sewer
• Home design: Manufactured home; Residential property; Single-story (manufactured house)
• Construction: Metal and vinyl siding; Built as a manufactured house
• Exterior features: Deck; Shed

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fans; Central air conditioning
• Interior features: Wood-burning fireplace; Other interior features
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $20k.

Deal economics

• At list price, monthly cash flow is $756 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $20k (1.5% below list) — sets the bar for market timing.
• Cap rate 51.6% vs local median 2.7% in Iowa City — 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 86/100 on livability (#13 in IA, #450 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+.
• Iowa City Community School District (urban): math 65% / reading 70% proficiency, ranked #174 of 289 in IA (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.3%/yr); 260 active listings in the ZIP; 714 units permitted in Johnson County in 2024 (158 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $138 of loan paydown is wiped out by about $600 of value loss. Plan a longer hold.
• Johnson County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($20k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.
• Current owner paid $15k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $19,700 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 5.66% ✓
• Cap rate: 51.64%
• Cash-on-cash: 161.95%
• DSCR: 8.21
• GRM: 1.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.32% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.72×
• Total profit: $48,817
• Equity at exit: $2,982

10-year hold

• IRR: —
• Equity multiple: 22.74×
• Total profit: $121,721
• Equity at exit: $1,729

Cash invested: $5,600 (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 52240

• Rents YoY: 6.3%
• Active inventory: 260
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,132 medium
• Mortgage (P&I): −$105
• Tax est. 1.5%: −$25 /mo · $300/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $756

Break-even live

Break-even rent $175

Max offer price $20,000

Occupancy floor 28%

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: $5,000
• Closing costs: $600
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-30
   historical 377-char remark

   Show marketing remark (377 chars)

   This 2 bedroom 1 bath home is a gem. This home has been well taken care of over the years and is ready for its new owner. It offers appliances that will stay with the home and a cute shed. Lot rent in Modern Manor is 875 a month last the listing agent was told. Please call and speak with the Modern Manor park to discuss lot rent information. All buyers must be park approved.

2. 2026-04-30
   soldstatus $15,000 Closed 377-char remark

   Show marketing remark (377 chars)

   This 2 bedroom 1 bath home is a gem. This home has been well taken care of over the years and is ready for its new owner. It offers appliances that will stay with the home and a cute shed. Lot rent in Modern Manor is 875 a month last the listing agent was told. Please call and speak with the Modern Manor park to discuss lot rent information. All buyers must be park approved.

3. 2026-04-27
   listed $20,000 Active 655-char remark
4. 2026-04-24
   status Pending 377-char remark

   Show marketing remark (377 chars)

   This 2 bedroom 1 bath home is a gem. This home has been well taken care of over the years and is ready for its new owner. It offers appliances that will stay with the home and a cute shed. Lot rent in Modern Manor is 875 a month last the listing agent was told. Please call and speak with the Modern Manor park to discuss lot rent information. All buyers must be park approved.

5. 2026-03-23
   listed $15,000 Active 377-char remark

   Show marketing remark (377 chars)

   This 2 bedroom 1 bath home is a gem. This home has been well taken care of over the years and is ready for its new owner. It offers appliances that will stay with the home and a cute shed. Lot rent in Modern Manor is 875 a month last the listing agent was told. Please call and speak with the Modern Manor park to discuss lot rent information. All buyers must be park approved.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,579
• − Mortgage interest: −$1,120
• − Property taxes: −$300
• − Insurance: −$100
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$582
• Taxable income: $9,305
• Est. tax owed @ 24.0%: −$2,233
• After-tax cash flow: $6,836/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: Iowa City Community School District
• NCES district ID: 1914700
• Math proficiency: 65% ▼ -6.00%
• Reading proficiency: 70% ▲ 2.00%
• Median HH income: $50,229
• Composite: 57.3/100
• National rank: #1088
• State rank: #174 of 289 in IA

Livability — Iowa City

• Score: 86/100
• State rank: #13
• US rank: #450

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Johnson County · 132,710 people
• City population: 80,235
• Metro: Iowa City, IA
• Population (ZIP): 35,074
• Household income: $52,960
• Rent vs Own: 49.9% rent · 50.1% own
• Severe rent burden: 2852.0

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 180,405 people
• By 2030: 200,014 · +10.9%
• By 2040: 241,428 · +33.8%
• By 2050: 288,144 · +59.7%
• By 2075: 420,009 · +132.8%
• By 2100: 546,596 · +203.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 11% Black 9% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Portuguese 3% Romanian 2% Iranian 2%
• Foreign-born: 12% · Canada, Vietnam, China
• Languages at home: 81% English-only · Spanish 8% French/Haitian/Cajun 2% Arabic 2%

Political lean MEDSL · Johnson

• 2024 margin: Solid D (+38.1) · D 68.4% · R 30.3% · Other 1.3%
• 2008→2024 swing: -3.4pp toward R · 2008: 41.5pp · 2024: 38.1pp
• All cycles: 2024: D+38.1 2020: D+43.2 2016: D+38.3 2012: D+35.4 2008: D+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -202.53%
• Current HPI: 170.7491
• Rent YoY: ▲ 6.32%
• Metro: Iowa City, IA
• 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

+0.0% since first listed

5 events — show timeline

• 2026-04-30 Delisted — ICAARMLS
• 2026-04-30 Sold (MLS) $15,000 ICAARMLS
• 2026-04-27 Listed $20,000 ICAARMLS
• 2026-04-24 Pending — ICAARMLS
• 2026-03-23 Listed $15,000 ICAARMLS

Property tax history

-2.2%/yr

Latest (2025): $44,252 · +1.1% YoY. Source: county tax records.