109 E Maple St · Maquoketa, IA 52060

$59,000

2 bd · 2.0 ba · 936 sqft · SingleFamily public records · 2 Days on market

Built 1880

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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
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

This is a great home for a first time buyer or investor. 2 bedroom, 1 bath, enclosed front porch, covered back entrance, dining room, new concrete, some windows, newer water heater, central air, breakers, added insulation, small garage, storage sheds. Take a look today - this is an affordable way into home ownership.

Key facts

• New concrete
• Dining room
• Newer water heater

Tags

• ENCLOSED FRONT PORCH
• COVERED BACK ENTRANCE
• DINING ROOM
• NEW CONCRETE
• NEWER WATER HEATER
• CENTRAL AIR

Property features AI

Exterior

• Parking: Detached parking (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence, detached; One story
• Construction: Built with other construction materials; Stone foundation; Flat and shingle roof
• Exterior features: Porch with a screened area; Shed(s); Has a view

Interior

• Kitchen: Range
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Window treatments; Partial basement
• Laundry & utility: Laundry located on the lower level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $59k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($877 rent vs $59k).

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.
• Zoned schools: Cardinal Elementary School (271 students, 58% FRL); Maquoketa Middle School (math 46% / reading 55%, grade C, #214 of 246 statewide, top 87%, 315 students, 53% FRL); Maquoketa Community High School (math 63% / reading 68%, grade B, #204 of 336 statewide, top 61%, 498 students, 48% FRL) — zoned schools at 53% FRL track the district average.
• 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 $408 of loan paydown is wiped out by about $2k 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 $17k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $59,000

Questions for the listing agent

1. Built in 1880 — 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. 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?
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: 1.49% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.97%
• DSCR: 2.02
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $119,808
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 S Niagara St	0.21mi	2/1.0	864 (-8%)	6mo	$78,500	$91	68
309 S Vermont St	0.42mi	2/1.0	994 (+6%)	6mo	$55,000	$55	61
312 N Eliza St	0.51mi	2/1.0	960 (+3%)	9mo	$145,000	$151	60
212 S Jones Ave	0.30mi	2/2.0	1,008 (+8%)	16mo	$140,000	$139	60
109 N Dearborn St	0.44mi	2/1.0	988 (+6%)	8mo	$95,000	$96	60
310 N Dearborn St	0.58mi	1/1.0 (-1)	951 (+2%)	5mo	$108,000	$114	57
209 S Vermont St	0.42mi	2/1.0	1,038 (+11%)	5mo	$157,000	$151	54
108 W Monroe St	0.63mi	1/1.0 (-1)	1,001 (+7%)	4mo	$79,900	$80	47
405 Thomas Ave	0.62mi	2/1.5	1,008 (+8%)	16mo	$149,900	$149	42
316 N Dearborn St	0.61mi	2/1.0	1,056 (+13%)	14mo	$130,000	$123	35
407 N Walnut St	0.71mi	3/1.5 (+1)	816 (-13%)	12mo	$154,000	$189	29
410 Butternut St	0.74mi	3/2.0 (+1)	1,056 (+13%)	18mo	$135,000	$128	24

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: 15.9%
• Equity multiple: 1.64×
• Total profit: $10,570
• Equity at exit: $8,797

10-year hold

• IRR: 24.5%
• Equity multiple: 3.13×
• Total profit: $35,109
• Equity at exit: $5,101

Cash invested: $16,520 (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: 5.6×

Monthly cashflow live

• Estimated rent: $877 medium
• Mortgage (P&I): −$309
• Tax from tax record: −$43 /mo · $516/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $316

Break-even live

Break-even rent $477

Max offer price $59,000

Occupancy floor 59%

Sensitivity live

Price	-10% $350	-5% $333	+0% $316	+5% $299	+10% $283
Rent	-10% $247	-5% $281	+0% $316	+5% $351	+10% $385
Rate	-1.0pp $346	-0.5pp $331	base $316	+0.5pp $301	+1.0pp $285

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-05
   statusdays on market $59,000 Pending 2 DOM
2. 2026-06-03
   remarks 318-char remark
3. 2026-06-03
   listed $59,000 Active 1 DOM

ⓘ 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: $516 · $43/mo
• Projected year-2 tax: $721 · $60/mo
• Expected delta: +$205/yr (+$17/mo · 39.8%)

ⓘ 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 4/10 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: $10,529
• − Mortgage interest: −$3,305
• − Property taxes: −$516
• − Insurance: −$295
• − Repairs & maintenance: −$842
• − Management: −$842
• − Depreciation: −$1,716
• Taxable income: $3,012
• Est. tax owed @ 24.0%: −$723
• After-tax cash flow: $3,071/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

1 event — show timeline

• 2026-06-02 Listed $59,000 ECIMLS

Property tax history

+1.5%/yr

Latest (2025): $516 · +2.8% YoY. Source: county tax records.