1419 Johnson St · Keokuk, IA 52632

$75,900

2 bd · 1.0 ba · 1,085 sqft · SingleFamily public records · 171 Days on market

Built 1890 6,970 sqft lot $70/sqft · 53% above area ↓ 16% since listing

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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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.1/10.0
• Schools +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market, not the fault of the seller or home, buyer could not obtain financing. Step into this charming 2-bedroom, 1-bath home built in 1890, offering warm rustic character throughout. The property includes a 1-car garage with a bonus room above—perfect for storage, a hobby space, or a small studio. Enjoy the fully fenced backyard, ideal for kids, pets, or outdoor entertaining. Located on Johnson Street in Keokuk, you’re close to schools, local parks, and everyday conveniences. Affordable, inviting, and full of potential!

Key facts

• Close to schools
• Bonus room
• 1 car garage

Tags

• 1 CAR GARAGE
• BONUS ROOM
• FULLY FENCED BACKYARD
• CLOSE TO SCHOOLS
• LOCAL PARKS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($770 rent vs $76k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#166 in IA, #3,002 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities C-, commute F, employment F.
• Keokuk Community School District (town): math 48% / reading 54% proficiency, ranked #282 of 289 in IA (top 98%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Hawthorne Elementary School (math 62% / reading 37%, grade D, #514 of 616 statewide, top 85%, 464 students, 68% FRL); Keokuk Middle School (math 45% / reading 48%, grade D+, #230 of 246 statewide, top 93%, 377 students, 60% FRL); Keokuk High School (math 48% / reading 63%, grade C, #287 of 336 statewide, top 86%, 598 students, 53% FRL).
• Market conditions: 74 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 15 units permitted in Lee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $525 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lee County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 171 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $14k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,792 (12.0% below list)

Questions for the listing agent

1. It's been on market 171 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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. 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: 1.01% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.32%
• DSCR: 1.33
• GRM: 8.2

CMA / ARV

• ARV (median comp): $49,479
• List price: $75,900
• Delta: 53.40%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1620 Johnson St	0.15mi	2/1.0	1,082 (-0%)	1mo	$20,000	$18	92
1428 Des Moines St	0.31mi	2/1.0	1,051 (-3%)	6mo	$48,000	$46	75
1307 Timea St	0.23mi	3/1.0 (+1)	1,126 (+4%)	5mo	$6,000	$5	74
1218 Fulton St	0.42mi	2/2.0	1,084 (-0%)	4mo	$8,000	$7	73
209 N 14th St	0.23mi	3/1.0 (+1)	1,026 (-5%)	4mo	$27,500	$27	72
1721 Johnson St	0.21mi	3/1.0 (+1)	1,142 (+5%)	5mo	$30,000	$26	72
722 Concert St	0.52mi	2/1.5	1,042 (-4%)	4mo	$24,000	$23	64
508 N 9th St	0.57mi	2/2.0	1,112 (+2%)	4mo	$88,000	$79	62
1528 Franklin St	0.47mi	3/1.5 (+1)	1,140 (+5%)	4mo	$131,000	$115	59
1025 Leighton St	0.69mi	2/1.0	1,124 (+4%)	7mo	$105,500	$94	56
1901 Plank Rd	0.40mi	3/1.0 (+1)	986 (-9%)	8mo	$109,500	$111	54
1815 Palean St	0.44mi	3/1.0 (+1)	1,228 (+13%)	10mo	$55,000	$45	44

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-4,063
• Equity at exit: $11,317

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $7,022
• Equity at exit: $6,562

Cash invested: $21,252 (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 52632

• Home prices YoY: -25.5%
• Active inventory: 74
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $770 medium
• Mortgage (P&I): −$398
• Tax from tax record: −$49 /mo · $588/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $130

Break-even live

Break-even rent $606

Max offer price $75,900

Occupancy floor 78%

Sensitivity live

Price	-10% $173	-5% $151	+0% $130	+5% $108	+10% $87
Rent	-10% $69	-5% $99	+0% $130	+5% $160	+10% $190
Rate	-1.0pp $168	-0.5pp $149	base $130	+0.5pp $110	+1.0pp $90

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: $18,975
• Closing costs: $2,277
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Richards Dr Unit 1-8 Keokuk, IA	2.0	1.0	725	$795	$1.10	45d	1	0.46mi
212 Washington St Keokuk, IA	1.0–2.0	1.0	632	$715	$1.13	45d	1	0.89mi

Listing history 25 events

1. 2026-06-22
   days on market $75,900 Active 171 DOM
2. 2026-06-21
   days on market $75,900 Active 170 DOM
3. 2026-06-21
   days on market $75,900 Active 169 DOM
4. 2026-06-18
   days on market $75,900 Active 167 DOM
5. 2026-06-17
   days on market $75,900 Active 166 DOM
6. 2026-06-16
   days on market $75,900 Active 165 DOM
7. 2026-06-15
   days on market $75,900 Active 164 DOM
8. 2026-06-13
   days on market $75,900 Active 162 DOM
9. 2026-06-12
   days on market $75,900 Active 161 DOM
10. 2026-06-09
    days on market $75,900 Active 158 DOM
11. 2026-06-08
    days on market $75,900 Active 157 DOM
12. 2026-06-07
    days on market $75,900 Active 156 DOM
13. 2026-06-07
    days on market $75,900 Active 155 DOM
14. 2026-06-04
    days on market $75,900 Active 152 DOM
15. 2026-06-02
    days on market $75,900 Active 151 DOM
16. 2026-06-01
    days on market $75,900 Active 150 DOM
17. 2026-05-31
    days on market $75,900 Active 149 DOM
18. 2026-05-31
    days on market $75,900 Active 148 DOM
19. 2026-04-28
    status Active 550-char remark

    Show marketing remark (550 chars)

    Back on the market, not the fault of the seller or home, buyer could not obtain financing. Step into this charming 2-bedroom, 1-bath home built in 1890, offering warm rustic character throughout. The property includes a 1-car garage with a bonus room above—perfect for storage, a hobby space, or a small studio. Enjoy the fully fenced backyard, ideal for kids, pets, or outdoor entertaining. Located on Johnson Street in Keokuk, you’re close to schools, local parks, and everyday conveniences. Affordable, inviting, and full of potential!

20. 2026-04-23
    historical Active Under Contract 550-char remark

    Show marketing remark (550 chars)

    Back on the market, not the fault of the seller or home, buyer could not obtain financing. Step into this charming 2-bedroom, 1-bath home built in 1890, offering warm rustic character throughout. The property includes a 1-car garage with a bonus room above—perfect for storage, a hobby space, or a small studio. Enjoy the fully fenced backyard, ideal for kids, pets, or outdoor entertaining. Located on Johnson Street in Keokuk, you’re close to schools, local parks, and everyday conveniences. Affordable, inviting, and full of potential!

21. 2026-04-07
    price $75,900 550-char remark

    Show marketing remark (550 chars)

    Back on the market, not the fault of the seller or home, buyer could not obtain financing. Step into this charming 2-bedroom, 1-bath home built in 1890, offering warm rustic character throughout. The property includes a 1-car garage with a bonus room above—perfect for storage, a hobby space, or a small studio. Enjoy the fully fenced backyard, ideal for kids, pets, or outdoor entertaining. Located on Johnson Street in Keokuk, you’re close to schools, local parks, and everyday conveniences. Affordable, inviting, and full of potential!

22. 2026-03-10
    price $78,900 550-char remark

    Show marketing remark (550 chars)

    Back on the market, not the fault of the seller or home, buyer could not obtain financing. Step into this charming 2-bedroom, 1-bath home built in 1890, offering warm rustic character throughout. The property includes a 1-car garage with a bonus room above—perfect for storage, a hobby space, or a small studio. Enjoy the fully fenced backyard, ideal for kids, pets, or outdoor entertaining. Located on Johnson Street in Keokuk, you’re close to schools, local parks, and everyday conveniences. Affordable, inviting, and full of potential!

23. 2026-01-04
    price $79,900 550-char remark

    Show marketing remark (550 chars)

    Back on the market, not the fault of the seller or home, buyer could not obtain financing. Step into this charming 2-bedroom, 1-bath home built in 1890, offering warm rustic character throughout. The property includes a 1-car garage with a bonus room above—perfect for storage, a hobby space, or a small studio. Enjoy the fully fenced backyard, ideal for kids, pets, or outdoor entertaining. Located on Johnson Street in Keokuk, you’re close to schools, local parks, and everyday conveniences. Affordable, inviting, and full of potential!

24. 2026-01-03
    status Active 550-char remark

    Show marketing remark (550 chars)

    Back on the market, not the fault of the seller or home, buyer could not obtain financing. Step into this charming 2-bedroom, 1-bath home built in 1890, offering warm rustic character throughout. The property includes a 1-car garage with a bonus room above—perfect for storage, a hobby space, or a small studio. Enjoy the fully fenced backyard, ideal for kids, pets, or outdoor entertaining. Located on Johnson Street in Keokuk, you’re close to schools, local parks, and everyday conveniences. Affordable, inviting, and full of potential!

25. 2025-12-09
    listed $90,000 Active 550-char remark

    Show marketing remark (550 chars)

    Back on the market, not the fault of the seller or home, buyer could not obtain financing. Step into this charming 2-bedroom, 1-bath home built in 1890, offering warm rustic character throughout. The property includes a 1-car garage with a bonus room above—perfect for storage, a hobby space, or a small studio. Enjoy the fully fenced backyard, ideal for kids, pets, or outdoor entertaining. Located on Johnson Street in Keokuk, you’re close to schools, local parks, and everyday conveniences. Affordable, inviting, and full of potential!

ⓘ 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: $588 · $49/mo
• Projected year-2 tax: $890 · $74/mo
• Expected delta: +$302/yr (+$25/mo · 51.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,239
• − Mortgage interest: −$4,252
• − Property taxes: −$588
• − Insurance: −$380
• − Repairs & maintenance: −$739
• − Management: −$739
• − Depreciation: −$2,208
• Taxable income: $334
• Est. tax owed @ 24.0%: −$80
• After-tax cash flow: $1,475/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: Keokuk Community School District
• NCES district ID: 1915630
• Math proficiency: 48% ▼ -9.00%
• Reading proficiency: 54% ▼ -2.00%
• Median HH income: $36,973
• Composite: 42.35/100
• National rank: #3249
• State rank: #282 of 289 in IA

Livability — Keokuk

• Score: 77/100
• State rank: #166
• US rank: #3002

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Keokuk, IA
• Population (ZIP): 11,904

Population outlook (Lee County) Hauer SSP2

• Today (2025): 33,813 people
• By 2030: 32,835 · -2.9%
• By 2040: 30,690 · -9.2%
• By 2050: 28,777 · -14.9%
• By 2075: 25,568 · -24.4%
• By 2100: 21,983 · -35.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3% Black 3%
• Common ancestry: Portuguese 3% Italian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+27.8) · D 35.0% · R 62.9% · Other 2.1%
• 2008→2024 swing: -43.8pp toward R · 2008: 16.0pp · 2024: -27.8pp
• All cycles: 2024: R+27.8 2020: R+19.3 2016: R+16.1 2012: D+16.0 2008: D+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.80%
• Current HPI: 122.2866
• 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

-15.7% since first listed

7 events — show timeline

• 2026-04-28 Relisted — IAR
• 2026-04-23 Contingent — IAR
• 2026-04-07 Price Changed $75,900 IAR
• 2026-03-10 Price Changed $78,900 IAR
• 2026-01-04 Price Changed $79,900 IAR
• 2026-01-03 Relisted — IAR
• 2025-12-09 Listed $90,000 IAR

Property tax history

-0.5%/yr

Latest (2025): $588 · -18.1% YoY. Source: county tax records.