1726 12th Ave · Coralville, IA 52241

$189,000

2 bd · 2.0 ba · 1,470 sqft · SingleFamily public records · 71 Days on market

Built 1981 5,663 sqft lot $129/sqft · at area comps Est $231k · 18% under

---

Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +9.7/30.0
• Schools +5.7/10.0
• Livability +4.5/5.0
• Rent growth +4.0/5.0
• 1% rule +3.2/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Short sale subject to lender approval. .

Key facts

• Open main level
• Close to schools
• Spacious lower level

Tags

• FENCED BACKYARD
• OPEN MAIN LEVEL
• SPACIOUS LOWER LEVEL
• CLOSE TO TRAILS
• CLOSE TO SCHOOLS
• CLOSE TO SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (17.8% below list).
• Recommended offer: $155k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 2.1% in Coralville — 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 90/100 on livability (#5 in IA, #89 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: amenities C-.
• Iowa City Community School District (urban): math 65% / reading 70% proficiency, ranked #174 of 289 in IA (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+6.1%/yr); 374 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 714 units permitted in Johnson County in 2024 (158 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.
• Johnson County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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.

Recommended offer $155,317 (17.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.81%
• DSCR: 0.87
• GRM: 10.1

CMA / ARV

• ARV (median comp): $231,452
• List price: $189,000
• Delta: -18.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2007 South Ridge Dr	0.25mi	2/2.0	1,430 (-3%)	8mo	$214,000	$150	77
2030 South Ridge Dr	0.29mi	3/2.0 (+1)	1,390 (-5%)	11mo	$241,000	$173	63
1449 Walker Way	0.36mi	3/2.5 (+1)	1,599 (+9%)	4mo	$330,000	$206	59
1361 Ozark Rdg	0.47mi	3/2.0 (+1)	1,539 (+5%)	10mo	$210,000	$136	57
2017 S Ridge Dr	0.25mi	3/1.5 (+1)	1,660 (+13%)	4mo	$225,000	$136	57
1808 Lynncrest Dr	0.44mi	3/2.0 (+1)	1,618 (+10%)	2mo	$238,000	$147	56
2045 South Ridge Dr	0.29mi	3/2.0 (+1)	1,264 (-14%)	12mo	$220,000	$174	48
1411 Westview Dr	0.63mi	2/2.0	1,308 (-11%)	5mo	$145,000	$111	48
1451 Westview Dr	0.62mi	3/3.0 (+1)	1,424 (-3%)	11mo	$177,500	$125	47
1335 Southview Cir	0.67mi	2/2.0	1,302 (-11%)	5mo	$185,000	$142	45
1444 Eastview Dr	0.64mi	2/2.0	1,292 (-12%)	8mo	$150,000	$116	43
1424 Eastview Dr	0.65mi	2/1.5	1,324 (-10%)	10mo	$215,000	$162	43

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 · 6.14% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.37×
• Total profit: $-33,415
• Equity at exit: $28,181

10-year hold

• IRR: -4.2%
• Equity multiple: 0.68×
• Total profit: $-16,909
• Equity at exit: $16,341

Cash invested: $52,920 (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 52241

• Rents YoY: 6.1%
• Active inventory: 374
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,553 high
• Mortgage (P&I): −$991
• Tax from tax record: −$281 /mo · $3,374/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-124

Break-even live

Break-even rent $1,710

Max offer price $167,086

Occupancy floor —

Sensitivity live

Price	-10% $-17	-5% $-71	+0% $-124	+5% $-178	+10% $-231
Rent	-10% $-247	-5% $-185	+0% $-124	+5% $-63	+10% $-1
Rate	-1.0pp $-29	-0.5pp $-76	base $-124	+0.5pp $-173	+1.0pp $-223

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2010 10th St #8 Coralville, IA	3.0	1.5	1320	$1,650	$1.25	22d	1	0.84mi
2010 10th St Coralville, IA	3.0	1.5	1320	$1,650	$1.25	14d	1	0.85mi
101 21st Avenue Pl Coralville, IA	2.0	1.0	959	$1,050	$1.09	44d	1	1.03mi
2 Russell Slade Blvd Coralville, IA	2.0	2.0	1241	$2,250	$1.81	14d	1	1.08mi
1705 2nd St Unit A Coralville, IA	2.0	2.0	1207	$1,650	$1.37	44d	1	1.39mi

Listing history 22 events

1. 2026-06-09
   days on market $189,000 Active 71 DOM
2. 2026-06-08
   days on market $189,000 Active 70 DOM
3. 2026-06-07
   days on market $189,000 Active 69 DOM
4. 2026-06-05
   days on market $189,000 Active 66 DOM
5. 2026-06-03
   days on market $189,000 Active 65 DOM
6. 2026-06-02
   days on market $189,000 Active 64 DOM
7. 2026-06-01
   days on market $189,000 Active 63 DOM
8. 2026-05-31
   days on market $189,000 Active 62 DOM
9. 2026-05-30
   days on market $189,000 Active 61 DOM
10. 2026-03-30
    listed $189,000 Active 40-char remark

    Show marketing remark (40 chars)

    Short sale subject to lender approval. .

11. 2026-03-12
    status Active
12. 2026-02-23
    status Pending
13. 2026-02-10
    price $189,000
14. 2026-01-22
    price $194,900
15. 2025-12-09
    price $199,900
16. 2025-11-17
    price $205,000
17. 2025-11-01
    listed $215,000 Active
18. 2021-11-24
    soldstatus $169,875
19. 2021-11-23
    soldstatus $170,000
20. 2021-10-20
    listed $170,000
21. 2021-07-17
    listed $249,500
22. 2008-06-23
    soldstatus $120,000

ⓘ 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: $3,374 · $281/mo
• Projected year-2 tax: $3,374 · $281/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 16 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: $18,638
• − Mortgage interest: −$10,587
• − Property taxes: −$3,374
• − Insurance: −$945
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$5,498
• Taxable loss: −$4,748
• Est. tax savings @ 24.0%: +$1,140
• After-tax cash flow: $-349/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: Iowa City Community School District
• NCES district ID: 1914700
• Math proficiency: 65% ▼ -6.00%
• Reading proficiency: 70% ▲ 2.00%
• Median HH income: $50,229
• Composite: 57.3/100
• National rank: #1088
• State rank: #174 of 289 in IA

Livability — Coralville

• Score: 90/100
• State rank: #5
• US rank: #89

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coralville, IA
• County: Johnson County · 132,710 people
• City population: 23,250
• Metro: Iowa City, IA
• Population (ZIP): 23,250
• Household income: $69,243
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 1220.0

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 180,405 people
• By 2030: 200,014 · +10.9%
• By 2040: 241,428 · +33.8%
• By 2050: 288,144 · +59.7%
• By 2075: 420,009 · +132.8%
• By 2100: 546,596 · +203.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Black 15% Asian 10% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 3% Ukrainian 3% Slovak 2%
• Foreign-born: 16% · China, Canada, South Korea
• Languages at home: 78% English-only · Chinese 4% Spanish 4% Other Indo-European 4%

Political lean MEDSL · Johnson

• 2024 margin: Solid D (+38.1) · D 68.4% · R 30.3% · Other 1.3%
• 2008→2024 swing: -3.4pp toward R · 2008: 41.5pp · 2024: 38.1pp
• All cycles: 2024: D+38.1 2020: D+43.2 2016: D+38.3 2012: D+35.4 2008: D+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.15%
• Current HPI: 154.7424
• Rent YoY: ▲ 6.14%
• Metro: Iowa City, 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

+57.5% since first listed

13 events — show timeline

• 2026-03-30 Listed $189,000 ICAARMLS
• 2026-03-12 Relisted — ICAARMLS
• 2026-02-23 Pending — ICAARMLS
• 2026-02-10 Price Changed $189,000 ICAARMLS
• 2026-01-22 Price Changed $194,900 ICAARMLS
• 2025-12-09 Price Changed $199,900 ICAARMLS
• 2025-11-17 Price Changed $205,000 ICAARMLS
• 2025-11-01 Listed $215,000 ICAARMLS
• 2021-11-24 Sold (Public Records) $169,875 Public Records
• 2021-11-23 Sold (MLS) $170,000 ICAARMLS
• 2021-10-20 Listed $170,000 ICAARMLS
• 2021-07-17 Listed $249,500 ICAARMLS
• 2008-06-23 Sold (Public Records) $120,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,374 · -3.5% YoY. Source: county tax records.