1516 E 5th St · Muscatine, IA 52761

$119,900

3 bd · 2.5 ba · 1,280 sqft · SingleFamily public records · 12 Days on market

Built 1890 2,614 sqft lot $94/sqft · 55% below area

---

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 +21.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +5.4/10.0
• 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

Welcome home to this beautifully renovated 2-bedroom, 1-bath home that's truly move-in ready! Updates include new flooring, fresh paint, updated windows, and a brand-new front door. The kitchen comes complete with a stove, refrigerator, and microwave that all stay. Enjoy year-round comfort with central air, plus a new HVAC system and water heater for added peace of mind. The bathroom has been refreshed with new fixtures for a clean, modern look. Conveniently located near restaurants, shopping, and local businesses, this home is perfect for easy living.

Key facts

• Renovated
• Fresh paint
• Updated windows

Tags

• RENOVATED
• NEW FLOORING
• FRESH PAINT
• UPDATED WINDOWS
• NEW FRONT DOOR
• CENTRAL AIR

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).

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.
• Zoned schools: Muskie Early Learning Center (249 students, 51% FRL); Susan Clark Junior High (math 52% / reading 57%, grade B-, #204 of 246 statewide, top 83%, 662 students, 53% FRL); Muscatine High School (math 54% / reading 64%, grade C+, #273 of 336 statewide, top 81%, 1,539 students, 47% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 191 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $829 of loan paydown is wiped out by about $4k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y ago 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 $45k; list at $120k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $119,900

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.04% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.17%
• DSCR: 1.27
• GRM: 8.0

CMA / ARV

• ARV (median comp): $267,612
• List price: $119,900
• Delta: -55.20%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-8,424
• Equity at exit: $17,877

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $6,853
• Equity at exit: $10,367

Cash invested: $33,572 (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: 191
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,242 high
• Mortgage (P&I): −$629
• Tax from tax record: −$130 /mo · $1,562/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $173

Break-even live

Break-even rent $1,024

Max offer price $119,900

Occupancy floor 81%

Sensitivity live

Price	-10% $241	-5% $207	+0% $173	+5% $139	+10% $105
Rent	-10% $75	-5% $124	+0% $173	+5% $222	+10% $271
Rate	-1.0pp $233	-0.5pp $203	base $173	+0.5pp $142	+1.0pp $110

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Colorado St Muscatine, IA	2.0–3.0	1.0–1.5	992	$1,320	$1.33	14d	1	1.12mi
307 W 3rd St Unit A Muscatine, IA	2.0	1.0	935	$800	$0.86	15d	1	1.14mi
1203 Sunrise Cir Muscatine, IA	3.0	2.0	1830	$1,545	$0.84	45d	1	1.28mi
609 W 3rd St Muscatine, IA	3.0	2.0	1672	$1,350	$0.81	15d	1	1.35mi
611 W 7th St Muscatine, IA	3.0	1.5	964	$1,250	$1.30	45d	1	1.39mi

Listing history 7 events

1. 2026-05-05
   status Pending 558-char remark

   Show marketing remark (558 chars)

   Welcome home to this beautifully renovated 2-bedroom, 1-bath home that's truly move-in ready! Updates include new flooring, fresh paint, updated windows, and a brand-new front door. The kitchen comes complete with a stove, refrigerator, and microwave that all stay. Enjoy year-round comfort with central air, plus a new HVAC system and water heater for added peace of mind. The bathroom has been refreshed with new fixtures for a clean, modern look. Conveniently located near restaurants, shopping, and local businesses, this home is perfect for easy living.

2. 2026-04-30
   status Active 558-char remark

   Show marketing remark (558 chars)

   Welcome home to this beautifully renovated 2-bedroom, 1-bath home that's truly move-in ready! Updates include new flooring, fresh paint, updated windows, and a brand-new front door. The kitchen comes complete with a stove, refrigerator, and microwave that all stay. Enjoy year-round comfort with central air, plus a new HVAC system and water heater for added peace of mind. The bathroom has been refreshed with new fixtures for a clean, modern look. Conveniently located near restaurants, shopping, and local businesses, this home is perfect for easy living.

3. 2026-04-23
   status Pending 558-char remark

   Show marketing remark (558 chars)

   Welcome home to this beautifully renovated 2-bedroom, 1-bath home that's truly move-in ready! Updates include new flooring, fresh paint, updated windows, and a brand-new front door. The kitchen comes complete with a stove, refrigerator, and microwave that all stay. Enjoy year-round comfort with central air, plus a new HVAC system and water heater for added peace of mind. The bathroom has been refreshed with new fixtures for a clean, modern look. Conveniently located near restaurants, shopping, and local businesses, this home is perfect for easy living.

4. 2026-04-16
   listed $119,900 Active 558-char remark

   Show marketing remark (558 chars)

   Welcome home to this beautifully renovated 2-bedroom, 1-bath home that's truly move-in ready! Updates include new flooring, fresh paint, updated windows, and a brand-new front door. The kitchen comes complete with a stove, refrigerator, and microwave that all stay. Enjoy year-round comfort with central air, plus a new HVAC system and water heater for added peace of mind. The bathroom has been refreshed with new fixtures for a clean, modern look. Conveniently located near restaurants, shopping, and local businesses, this home is perfect for easy living.

5. 2019-03-18
   listed $69,900
6. 2008-02-06
   soldstatus $45,000
7. 2003-09-18
   soldstatus $25,000

ⓘ 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: $1,562 · $130/mo
• Projected year-2 tax: $1,722 · $144/mo
• Expected delta: +$160/yr (+$13/mo · 10.3%)

ⓘ 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 ≥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: $14,910
• − Mortgage interest: −$6,716
• − Property taxes: −$1,562
• − Insurance: −$600
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$3,488
• Taxable income: $159
• Est. tax owed @ 24.0%: −$38
• After-tax cash flow: $2,034/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

+379.6% since first listed

7 events — show timeline

• 2026-05-05 Pending — Muscatine BOR
• 2026-04-30 Relisted — Muscatine BOR
• 2026-04-23 Pending — Muscatine BOR
• 2026-04-16 Listed $119,900 Muscatine BOR
• 2019-03-18 Listed $69,900 Muscatine BOR
• 2008-02-06 Sold (MLS) $45,000 Muscatine BOR
• 2003-09-18 Sold (Public Records) $25,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,562 · +5.0% YoY. Source: county tax records.