1100 29th St · Marion, IA 52302

$187,500

4 bd · 2.0 ba · 1,644 sqft · SingleFamily public records · 15 Days on market

Built 1955 7,405 sqft lot Est $227k · 17% under

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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 +17.7/30.0
• ARV discount +15.0/15.0
• Schools +5.8/10.0
• DSCR +5.5/10.0
• 1% rule +5.2/10.0
• Rent growth +4.6/5.0
• Livability +4.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful Marion ranch close to schools and shopping. Large eat in kitchen with plenty of cupboards. Hardwood floors underneath carpet in living room, hallway, and bedrooms. Closet in the hallway has hookup for stackable washer and dryer. There are additional hookups in the lower level. Lower level has large rec room, a bonus room with a closet perfect for home office or additional bedroom. Also there is a second full bath. Brand new roof! New furnace and new front porch in 2021. Oversized garage with 220, fenced yard, and large patio. For ease of maintenance gutter toppers were installed. Gas grill is not warranted as seller has never used it.

Key facts

• Large family room
• Finished basement
• Open living space

Tags

• ZERO ENTRY RANCH HOME
• CORNER LOT
• OPEN LIVING SPACE
• FINISHED BASEMENT
• LARGE FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $188k).
• Recommended offer: $185k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 2.7% in Marion — 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 84/100 on livability (#19 in IA, #633 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D-, commute F.
• Marion Independent School District (suburban): math 68% / reading 70% proficiency, ranked #158 of 289 in IA (top 55%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Longfellow Elementary (318 students, 38% FRL); Vernon Middle School (math 66% / reading 65%, grade A-, #153 of 246 statewide, top 62%, 668 students, 40% FRL); Marion High School (math 69% / reading 80%, grade B+, #89 of 336 statewide, top 30%, 722 students, 28% FRL).
• Market conditions: Rents rising fast (+8.4%/yr); 455 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,023 units permitted in Linn County in 2024 (456 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Linn County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $52k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,687 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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 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?
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: 1.02% ✓
• Cap rate: 7.25%
• Cash-on-cash: 3.41%
• DSCR: 1.15
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $226,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2765 16th Ave	0.24mi	4/2.0	1,620 (-2%)	3mo	$235,000	$145	84
2765 14th Ave Ave	0.13mi	3/2.0 (-1)	1,740 (+6%)	0mo	$265,000	$152	79
2860 Mcgowan Blvd Blvd	0.42mi	3/2.0 (-1)	1,578 (-4%)	3mo	$251,000	$159	67
2611 4th Ave	0.50mi	3/2.0 (-1)	1,602 (-3%)	1mo	$202,500	$126	66
1675 Northview Dr	0.43mi	4/2.0	1,810 (+10%)	2mo	$237,515	$131	62
1340 38th St Pl	0.48mi	3/1.5 (-1)	1,572 (-4%)	3mo	$242,000	$154	61
1960 27th St	0.40mi	3/2.0 (-1)	1,776 (+8%)	3mo	$230,000	$130	61
180 21st St	0.74mi	4/1.5	1,577 (-4%)	2mo	$217,000	$138	55
1805 Brockman Ave	0.58mi	3/2.5 (-1)	1,752 (+7%)	0mo	$265,001	$151	55
2565 24th Ave	0.65mi	3/2.0 (-1)	1,745 (+6%)	2mo	$216,000	$124	53
2270 24th Ave Ave	0.73mi	3/2.0 (-1)	1,740 (+6%)	0mo	$237,000	$136	51
1480 Henderson Dr	0.66mi	3/2.0 (-1)	1,479 (-10%)	0mo	$192,000	$130	47

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.80×
• Total profit: $-10,741
• Equity at exit: $27,957

10-year hold

• IRR: 9.8%
• Equity multiple: 1.93×
• Total profit: $48,981
• Equity at exit: $16,212

Cash invested: $52,500 (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 52302

• Rents YoY: 8.4%
• Active inventory: 455
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$983
• Tax from tax record: −$294 /mo · $3,532/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $149

Break-even live

Break-even rent $1,716

Max offer price $187,500

Occupancy floor 87%

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: $46,875
• Closing costs: $5,625
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3040 3rd Ave Marion, IA	3.0	2.0	1500	$1,450	$0.97	21d	1	0.49mi
1330 Brockman Ave Marion, IA	4.0	2.0	1590	$2,400	$1.51	13d	1	0.79mi
2799 29th Ave Marion, IA	4.0	2.0	1394	$1,995	$1.43	44d	1	0.92mi
1975 49th St Marion, IA	3.0	2.0	1449	$2,175	$1.50	13d	1	1.31mi
2785 Ridgeview Way Marion, IA	3.0	1.5	2015	$1,650	$0.82	13d	1	1.36mi

Listing history 6 events

1. 2026-04-03
   status Pending
2. 2026-03-18
   listed $187,500 Active
3. 2022-04-29
   soldstatus $175,000
4. 2022-04-28
   soldstatus $175,000 652-char remark

   Show marketing remark (652 chars)

   Wonderful Marion ranch close to schools and shopping. Large eat in kitchen with plenty of cupboards. Hardwood floors underneath carpet in living room, hallway, and bedrooms. Closet in the hallway has hookup for stackable washer and dryer. There are additional hookups in the lower level. Lower level has large rec room, a bonus room with a closet perfect for home office or additional bedroom. Also there is a second full bath. Brand new roof! New furnace and new front porch in 2021. Oversized garage with 220, fenced yard, and large patio. For ease of maintenance gutter toppers were installed. Gas grill is not warranted as seller has never used it.

5. 2022-02-20
   listed $168,000 652-char remark

   Show marketing remark (652 chars)

   Wonderful Marion ranch close to schools and shopping. Large eat in kitchen with plenty of cupboards. Hardwood floors underneath carpet in living room, hallway, and bedrooms. Closet in the hallway has hookup for stackable washer and dryer. There are additional hookups in the lower level. Lower level has large rec room, a bonus room with a closet perfect for home office or additional bedroom. Also there is a second full bath. Brand new roof! New furnace and new front porch in 2021. Oversized garage with 220, fenced yard, and large patio. For ease of maintenance gutter toppers were installed. Gas grill is not warranted as seller has never used it.

6. 2003-04-28
   soldstatus $102,000

ⓘ 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: $3,532 · $294/mo
• Projected year-2 tax: $3,532 · $294/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,861
• − Mortgage interest: −$10,503
• − Property taxes: −$3,532
• − Insurance: −$938
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$5,455
• Taxable loss: −$1,224
• Est. tax savings @ 24.0%: +$294
• After-tax cash flow: $2,085/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: Marion Independent School District
• NCES district ID: 1918690
• Math proficiency: 68% ▼ -6.00%
• Reading proficiency: 70% ▲ 2.00%
• Median HH income: $49,541
• Composite: 58.49/100
• National rank: #997
• State rank: #158 of 289 in IA

Livability — Marion

• Score: 84/100
• State rank: #19
• US rank: #633

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marion, IA
• County: Linn County · 179,860 people
• City population: 42,706
• Metro: Cedar Rapids, IA
• Population (ZIP): 42,706
• Household income: $87,983
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 940.0

Population outlook (Linn County) Hauer SSP2

• Today (2025): 239,589 people
• By 2030: 248,587 · +3.8%
• By 2040: 264,817 · +10.5%
• By 2050: 278,685 · +16.3%
• By 2075: 311,754 · +30.1%
• By 2100: 336,773 · +40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 4% Hispanic / Latino 3% Black 3% Asian 2%
• Common ancestry: Portuguese 6% Iranian 3% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Linn

• 2024 margin: Lean D (+9.9) · D 54.2% · R 44.3% · Other 1.4%
• 2008→2024 swing: -11.6pp toward R · 2008: 21.5pp · 2024: 9.9pp
• All cycles: 2024: D+9.9 2020: D+13.7 2016: D+9.0 2012: D+17.6 2008: D+21.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -144.98%
• Current HPI: 199.2949
• Rent YoY: ▲ 8.37%
• Metro: Cedar Rapids, 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

+83.8% since first listed

6 events — show timeline

• 2026-04-03 Pending — CRAAR, CDRMLS
• 2026-03-18 Listed $187,500 CRAAR, CDRMLS
• 2022-04-29 Sold (Public Records) $175,000 Public Records
• 2022-04-28 Sold (MLS) $175,000 CRAAR, CDRMLS
• 2022-02-20 Listed $168,000 CRAAR, CDRMLS
• 2003-04-28 Sold (Public Records) $102,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $3,532 · +2.8% YoY. Source: county tax records.