302 E Maple St · Maquoketa, IA 52060

$129,900

3 bd · 2.5 ba · 1,666 sqft · MultiFamily public records · 233 Days on market

Built 1870 $78/sqft · 15% above area Est $136k · at est.

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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
• DSCR +10.0/10.0
• ARV discount +9.5/15.0
• 1% rule +8.4/10.0
• Schools +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Great duplex property for investors, or live in one side and rent out the other. 1 BR 1BA on west side. 3 BR 1 BA on the east side (2 story). Seller has made improvements of new roof, water heater, windows, flooring, walk in shower, breaker panel, backsplash, kitchen counter, interior paint, interior door, kitchen appliances stay. Renter requires 24 hour notice and showings are subject to his work schedules. (No interior pictures on west apt. due to tenant wishes). Call for an appointment today!

Key facts

• Water heater
• Duplex property
• Flooring

Tags

• DUPLEX PROPERTY
• NEW ROOF
• WATER HEATER
• WINDOWS
• FLOORING
• WALK IN SHOWER

What this means for you Summary

Snapshot

• This is a 1×1.0bd/1.0ba + 1×3.0bd/1.0ba units multifamily listed at $130k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive. Per door: $255/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#362 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Maquoketa Community School District (town): math 52% / reading 57% proficiency, ranked #270 of 289 in IA (top 93%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 35 active listings in the ZIP; 20 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jackson County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $8k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $53k; list at $130k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are B-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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.34% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.82%
• DSCR: 1.75
• GRM: 6.2

CMA / ARV

• ARV (median comp): $135,837
• List price: $129,900
• Delta: -4.37%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 S Main St	0.39mi	4/2.0 (+1)	1,738 (+4%)	23mo	$125,000	$72	48

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: 8.0%
• Equity multiple: 1.31×
• Total profit: $11,421
• Equity at exit: $19,369

10-year hold

• IRR: 17.3%
• Equity multiple: 2.42×
• Total profit: $51,781
• Equity at exit: $11,231

Cash invested: $36,372 (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 52060

• Home prices YoY: -21.2%
• Active inventory: 35
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,746 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$134 /mo · $1,612/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $510

Break-even live

Break-even rent $1,101

Max offer price $129,900

Occupancy floor 66%

Sensitivity live

Price	-10% $583	-5% $546	+0% $510	+5% $473	+10% $436
Rent	-10% $372	-5% $441	+0% $510	+5% $579	+10% $648
Rate	-1.0pp $575	-0.5pp $543	base $510	+0.5pp $476	+1.0pp $442

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	1.0	1	$837
1× unit	3.0	1	$909
Total (2 units)			$1,746

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $129,900 Active 233 DOM
2. 2026-06-18
   days on market $129,900 Active 231 DOM
3. 2026-06-17
   days on market $129,900 Active 230 DOM
4. 2026-06-16
   days on market $129,900 Active 229 DOM
5. 2026-06-15
   days on market $129,900 Active 228 DOM
6. 2026-06-13
   days on market $129,900 Active 226 DOM
7. 2026-06-12
   days on market $129,900 Active 225 DOM
8. 2026-06-09
   days on market $129,900 Active 222 DOM
9. 2026-06-08
   days on market $129,900 Active 221 DOM
10. 2026-06-07
    days on market $129,900 Active 220 DOM
11. 2026-06-05
    days on market $129,900 Active 218 DOM
12. 2026-06-04
    days on market $129,900 Active 216 DOM
13. 2026-06-02
    days on market $129,900 Active 215 DOM
14. 2026-06-01
    days on market $129,900 Active 214 DOM
15. 2026-05-31
    days on market $129,900 Active 213 DOM
16. 2026-05-31
    days on market $129,900 Active 212 DOM
17. 2026-01-04
    price $129,900 500-char remark

    Show marketing remark (500 chars)

    Great duplex property for investors, or live in one side and rent out the other. 1 BR 1BA on west side. 3 BR 1 BA on the east side (2 story). Seller has made improvements of new roof, water heater, windows, flooring, walk in shower, breaker panel, backsplash, kitchen counter, interior paint, interior door, kitchen appliances stay. Renter requires 24 hour notice and showings are subject to his work schedules. (No interior pictures on west apt. due to tenant wishes). Call for an appointment today!

18. 2025-10-30
    listed $137,900 Active 500-char remark

    Show marketing remark (500 chars)

    Great duplex property for investors, or live in one side and rent out the other. 1 BR 1BA on west side. 3 BR 1 BA on the east side (2 story). Seller has made improvements of new roof, water heater, windows, flooring, walk in shower, breaker panel, backsplash, kitchen counter, interior paint, interior door, kitchen appliances stay. Renter requires 24 hour notice and showings are subject to his work schedules. (No interior pictures on west apt. due to tenant wishes). Call for an appointment today!

19. 2025-05-31
    price $139,000
20. 2025-05-30
    listed $129,000 Active
21. 2003-04-17
    soldstatus $52,700
22. 2003-04-17
    soldstatus $52,700
23. 2003-02-17
    listed $54,900
24. 2003-02-17
    listed $54,900

ⓘ 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: $1,612 · $134/mo
• Projected year-2 tax: $1,826 · $152/mo
• Expected delta: +$214/yr (+$18/mo · 13.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 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: $20,952
• − Mortgage interest: −$7,276
• − Property taxes: −$1,612
• − Insurance: −$650
• − Repairs & maintenance: −$1,676
• − Management: −$1,676
• − Depreciation: −$3,779
• Taxable income: $4,283
• Est. tax owed @ 24.0%: −$1,028
• After-tax cash flow: $5,088/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: Maquoketa Community School District
• NCES district ID: 1918510
• Math proficiency: 52% ▼ -9.00%
• Reading proficiency: 57% ▼ -5.00%
• Median HH income: $39,880
• Composite: 45.54/100
• National rank: #2602
• State rank: #270 of 289 in IA

Livability — Maquoketa

• Score: 70/100
• State rank: #362
• US rank: #7540

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maquoketa, IA
• Population (ZIP): 8,139

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 18,736 people
• By 2030: 18,227 · -2.7%
• By 2040: 17,049 · -9.0%
• By 2050: 15,848 · -15.4%
• By 2075: 13,660 · -27.1%
• By 2100: 11,167 · -40.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Black 2%
• Common ancestry: Romanian 2% Slovak 2% Portuguese 2%
• Foreign-born: 1%
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+32.5) · D 33.1% · R 65.6% · Other 1.3%
• 2008→2024 swing: -56.9pp toward R · 2008: 24.4pp · 2024: -32.5pp
• All cycles: 2024: R+32.5 2020: R+26.1 2016: R+19.4 2012: D+16.8 2008: D+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.28%
• Current HPI: 213.2315
• 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

+136.6% since first listed

8 events — show timeline

• 2026-01-04 Price Changed $129,900 ECIMLS
• 2025-10-30 Listed $137,900 ECIMLS
• 2025-05-31 Price Changed $139,000 ECIMLS
• 2025-05-30 Listed $129,000 ECIMLS
• 2003-04-17 Sold (MLS) $52,700 RMLSA as Distributed by MLS Grid
• 2003-04-17 Sold (MLS) $52,700 RMLSA as Distributed by MLS Grid
• 2003-02-17 Listed $54,900 RMLSA as Distributed by MLS Grid
• 2003-02-17 Listed $54,900 RMLSA as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2025): $1,612 · +2.0% YoY. Source: county tax records.