1751 Higley Ave Ave SE · Cedar Rapids, IA 52403

$117,500

2 bd · 1.0 ba · 1,140 sqft · SingleFamily public records · 3 Days on market

Built 1915 2,614 sqft lot Est $116k · at est.

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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 +21.6/30.0
• ARV discount +7.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Rent growth +5.0/5.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Situated atop an elevated corner lot, this home stands out! The expansive front porch welcomes you where you will also notice the home has newer aluminum siding. All of the character and charm of yesteryear with hardwood floors, original wood trim, and built-ins, but also a surprisingly open floor plan for this vintage and an updated kitchen and bathroom that make this home feel modern in all the right ways as well. Large, formal dining room and a spacious living room, ample counter space, and surprisingly large closets in addition to the other large areas for storage. Generous natural light that cascades in from the large windows throughout and reflects off the recently sealed hardwood floors on the second level. One-car garage. New furnace, new a/c, and new water heater (2026). Come see for yourself while you still can!

Key facts

• Original wood trim
• Elevated corner lot
• Hardwood floors

Tags

• ELEVATED CORNER LOT
• EXPANSIVE FRONT PORCH
• NEWER ALUMINUM SIDING
• HARDWOOD FLOORS
• ORIGINAL WOOD TRIM
• BUILT-INS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $118k).
• Cap rate 8.1% vs local median 3.5% in Cedar Rapids — 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 78/100 on livability (#134 in IA, #2,474 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, commute F.
• Cedar Rapids Community School District (urban): math 50% / reading 59% proficiency, ranked #265 of 289 in IA (top 92%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mckinley Steam Academy (math 45% / reading 55%, grade C, #216 of 246 statewide, top 88%, 448 students, 52% FRL); George Washington High School (math 44% / reading 62%, grade C-, #296 of 336 statewide, top 88%, 1,291 students, 49% FRL).
• Market conditions: Rents rising fast (+14.7%/yr); 238 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $812 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 9y 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 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,500

Questions for the listing agent

1. Built in 1915 — 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: 1.07% ✓
• Cap rate: 8.11%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $116,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1751 Higley Ave Ave SE	0.00mi	2/1.0	1,232 (+8%)	1mo	$117,500	$95	86
1516 8th Ave SE	0.29mi	2/1.0	1,047 (-8%)	2mo	$137,500	$131	71
1506 8th Ave SE	0.31mi	2/1.5	1,047 (-8%)	0mo	$113,400	$108	70
2005 Washington Ave SE	0.54mi	3/1.0 (+1)	1,154 (+1%)	1mo	$110,000	$95	67
1121 23rd St St SE	0.52mi	3/1.0 (+1)	1,170 (+3%)	3mo	$175,000	$150	64
1529 6th Ave SE	0.33mi	3/1.0 (+1)	1,248 (+10%)	1mo	$60,000	$48	63
375 SE Meadowbrook Ter	0.59mi	2/1.0	1,080 (-5%)	4mo	$38,000	$35	61
1442 4th Ave SE	0.52mi	3/1.0 (+1)	1,232 (+8%)	1mo	$138,000	$112	57
1741 4th Ave Ave SE	0.36mi	3/1.0 (+1)	1,272 (+12%)	3mo	$130,000	$102	57
2039 Park Ave SE	0.64mi	2/1.5	1,221 (+7%)	0mo	$95,000	$78	56
1516 6th Ave SE	0.37mi	2/1.5	972 (-15%)	0mo	$136,000	$140	56
1431 5th Ave SE	0.44mi	3/1.5 (+1)	1,274 (+12%)	2mo	$125,000	$98	51

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: -0.8%
• Equity multiple: 0.97×
• Total profit: $-1,057
• Equity at exit: $17,520

10-year hold

• IRR: 13.6%
• Equity multiple: 2.34×
• Total profit: $44,029
• Equity at exit: $10,159

Cash invested: $32,900 (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 52403

• Rents YoY: 14.7%
• Active inventory: 238
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,260 medium
• Mortgage (P&I): −$616
• Tax from tax record: −$153 /mo · $1,832/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $177

Break-even live

Break-even rent $1,035

Max offer price $117,500

Occupancy floor 81%

Sensitivity live

Price	-10% $244	-5% $211	+0% $177	+5% $144	+10% $111
Rent	-10% $78	-5% $128	+0% $177	+5% $227	+10% $277
Rate	-1.0pp $237	-0.5pp $207	base $177	+0.5pp $147	+1.0pp $116

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: $29,375
• Closing costs: $3,525
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 Wellington St SE Cedar Rapids, IA	3.0	1.0	1366	$1,325	$0.97	22d	1	0.11mi
1017 19th St SE Cedar Rapids, IA	3.0	1.0	946	$1,100	$1.16	45d	1	0.19mi
906 10th St SE Cedar Rapids, IA	1.0–2.0	1.0–2.0	890	$1,300	$1.46	14d	6	0.44mi

Listing history 17 events

1. 2026-04-27
   status Pending 833-char remark

   Show marketing remark (833 chars)

   Situated atop an elevated corner lot, this home stands out! The expansive front porch welcomes you where you will also notice the home has newer aluminum siding. All of the character and charm of yesteryear with hardwood floors, original wood trim, and built-ins, but also a surprisingly open floor plan for this vintage and an updated kitchen and bathroom that make this home feel modern in all the right ways as well. Large, formal dining room and a spacious living room, ample counter space, and surprisingly large closets in addition to the other large areas for storage. Generous natural light that cascades in from the large windows throughout and reflects off the recently sealed hardwood floors on the second level. One-car garage. New furnace, new a/c, and new water heater (2026). Come see for yourself while you still can!

2. 2026-04-27
   status Pending

   Show marketing remark (833 chars)

   Situated atop an elevated corner lot, this home stands out! The expansive front porch welcomes you where you will also notice the home has newer aluminum siding. All of the character and charm of yesteryear with hardwood floors, original wood trim, and built-ins, but also a surprisingly open floor plan for this vintage and an updated kitchen and bathroom that make this home feel modern in all the right ways as well. Large, formal dining room and a spacious living room, ample counter space, and surprisingly large closets in addition to the other large areas for storage. Generous natural light that cascades in from the large windows throughout and reflects off the recently sealed hardwood floors on the second level. One-car garage. New furnace, new a/c, and new water heater (2026). Come see for yourself while you still can!

3. 2026-04-24
   listed $117,500 Active 833-char remark

   Show marketing remark (833 chars)

   Situated atop an elevated corner lot, this home stands out! The expansive front porch welcomes you where you will also notice the home has newer aluminum siding. All of the character and charm of yesteryear with hardwood floors, original wood trim, and built-ins, but also a surprisingly open floor plan for this vintage and an updated kitchen and bathroom that make this home feel modern in all the right ways as well. Large, formal dining room and a spacious living room, ample counter space, and surprisingly large closets in addition to the other large areas for storage. Generous natural light that cascades in from the large windows throughout and reflects off the recently sealed hardwood floors on the second level. One-car garage. New furnace, new a/c, and new water heater (2026). Come see for yourself while you still can!

4. 2026-04-24
   listed $117,500 Active

   Show marketing remark (833 chars)

   Situated atop an elevated corner lot, this home stands out! The expansive front porch welcomes you where you will also notice the home has newer aluminum siding. All of the character and charm of yesteryear with hardwood floors, original wood trim, and built-ins, but also a surprisingly open floor plan for this vintage and an updated kitchen and bathroom that make this home feel modern in all the right ways as well. Large, formal dining room and a spacious living room, ample counter space, and surprisingly large closets in addition to the other large areas for storage. Generous natural light that cascades in from the large windows throughout and reflects off the recently sealed hardwood floors on the second level. One-car garage. New furnace, new a/c, and new water heater (2026). Come see for yourself while you still can!

5. 2024-04-05
   price $109,900 799-char remark

   Show marketing remark (799 chars)

   Situated atop an elevated corner lot, this home stands out! The expansive front porch welcomes you where you will also notice the home has new siding. All of the character and charm of yesteryear with hardwood floors, original wood trim, and built-ins, but also a surprisingly open floor plan for this vintage and an updated kitchen and bathroom that make this home feel modern in all the right ways as well. Large, formal dining room and a spacious living room, ample counter space, and surprisingly large closets in addition to the other large areas for storage. Generous natural light that cascades in from the large windows throughout and reflects off the recently sealed hardwood floors on the second level. One-car garage. With this much to offer at this price, this one won’t last long!

6. 2022-12-15
   soldstatus $110,000
7. 2022-12-14
   soldstatus $109,900 Closed 799-char remark

   Show marketing remark (799 chars)

   Situated atop an elevated corner lot, this home stands out! The expansive front porch welcomes you where you will also notice the home has new siding. All of the character and charm of yesteryear with hardwood floors, original wood trim, and built-ins, but also a surprisingly open floor plan for this vintage and an updated kitchen and bathroom that make this home feel modern in all the right ways as well. Large, formal dining room and a spacious living room, ample counter space, and surprisingly large closets in addition to the other large areas for storage. Generous natural light that cascades in from the large windows throughout and reflects off the recently sealed hardwood floors on the second level. One-car garage. With this much to offer at this price, this one won’t last long!

8. 2022-12-14
   soldstatus $109,900 Closed

   Show marketing remark (799 chars)

   Situated atop an elevated corner lot, this home stands out! The expansive front porch welcomes you where you will also notice the home has new siding. All of the character and charm of yesteryear with hardwood floors, original wood trim, and built-ins, but also a surprisingly open floor plan for this vintage and an updated kitchen and bathroom that make this home feel modern in all the right ways as well. Large, formal dining room and a spacious living room, ample counter space, and surprisingly large closets in addition to the other large areas for storage. Generous natural light that cascades in from the large windows throughout and reflects off the recently sealed hardwood floors on the second level. One-car garage. With this much to offer at this price, this one won’t last long!

9. 2022-11-23
   status Pending 799-char remark

   Show marketing remark (799 chars)

   Situated atop an elevated corner lot, this home stands out! The expansive front porch welcomes you where you will also notice the home has new siding. All of the character and charm of yesteryear with hardwood floors, original wood trim, and built-ins, but also a surprisingly open floor plan for this vintage and an updated kitchen and bathroom that make this home feel modern in all the right ways as well. Large, formal dining room and a spacious living room, ample counter space, and surprisingly large closets in addition to the other large areas for storage. Generous natural light that cascades in from the large windows throughout and reflects off the recently sealed hardwood floors on the second level. One-car garage. With this much to offer at this price, this one won’t last long!

10. 2022-11-05
    status Pending
11. 2022-11-03
    price $120,000 799-char remark

    Show marketing remark (799 chars)

    Situated atop an elevated corner lot, this home stands out! The expansive front porch welcomes you where you will also notice the home has new siding. All of the character and charm of yesteryear with hardwood floors, original wood trim, and built-ins, but also a surprisingly open floor plan for this vintage and an updated kitchen and bathroom that make this home feel modern in all the right ways as well. Large, formal dining room and a spacious living room, ample counter space, and surprisingly large closets in addition to the other large areas for storage. Generous natural light that cascades in from the large windows throughout and reflects off the recently sealed hardwood floors on the second level. One-car garage. With this much to offer at this price, this one won’t last long!

12. 2022-10-01
    listed $120,000 Active 799-char remark

    Show marketing remark (799 chars)

    Situated atop an elevated corner lot, this home stands out! The expansive front porch welcomes you where you will also notice the home has new siding. All of the character and charm of yesteryear with hardwood floors, original wood trim, and built-ins, but also a surprisingly open floor plan for this vintage and an updated kitchen and bathroom that make this home feel modern in all the right ways as well. Large, formal dining room and a spacious living room, ample counter space, and surprisingly large closets in addition to the other large areas for storage. Generous natural light that cascades in from the large windows throughout and reflects off the recently sealed hardwood floors on the second level. One-car garage. With this much to offer at this price, this one won’t last long!

13. 2022-10-01
    listed $120,000 Active

    Show marketing remark (799 chars)

    Situated atop an elevated corner lot, this home stands out! The expansive front porch welcomes you where you will also notice the home has new siding. All of the character and charm of yesteryear with hardwood floors, original wood trim, and built-ins, but also a surprisingly open floor plan for this vintage and an updated kitchen and bathroom that make this home feel modern in all the right ways as well. Large, formal dining room and a spacious living room, ample counter space, and surprisingly large closets in addition to the other large areas for storage. Generous natural light that cascades in from the large windows throughout and reflects off the recently sealed hardwood floors on the second level. One-car garage. With this much to offer at this price, this one won’t last long!

14. 2017-06-29
    soldstatus $26,900
15. 2017-06-29
    soldstatus $26,900
16. 2017-04-11
    listed $26,424
17. 2017-04-11
    listed $26,424

ⓘ 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: $1,832 · $153/mo
• Projected year-2 tax: $1,838 · $153/mo
• Expected delta: +$6/yr (+$1/mo · 0.3%)

ⓘ 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 ≥103°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: $15,118
• − Mortgage interest: −$6,582
• − Property taxes: −$1,832
• − Insurance: −$588
• − Repairs & maintenance: −$1,209
• − Management: −$1,209
• − Depreciation: −$3,418
• Taxable income: $280
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $2,062/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: Cedar Rapids Community School District
• NCES district ID: 1906540
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $53,568
• Composite: 46.82/100
• National rank: #2378
• State rank: #265 of 289 in IA

Livability — Cedar Rapids

• Score: 78/100
• State rank: #134
• US rank: #2474

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cedar Rapids, IA
• County: Linn County · 179,860 people
• City population: 137,154
• Metro: Cedar Rapids, IA
• Population (ZIP): 22,551
• Household income: $74,703
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 452.0

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 (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 3% Portuguese 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -170.15%
• Current HPI: 196.1114
• Rent YoY: ▲ 14.67%
• 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

+344.7% since first listed

17 events — show timeline

• 2026-04-27 Pending — CRAAR, CDRMLS
• 2026-04-27 Pending — ICAARMLS
• 2026-04-24 Listed $117,500 ICAARMLS
• 2026-04-24 Listed $117,500 CRAAR, CDRMLS
• 2024-04-05 Price Changed $109,900 ICAARMLS
• 2022-12-15 Sold (Public Records) $110,000 Public Records
• 2022-12-14 Sold (MLS) $109,900 CRAAR, CDRMLS
• 2022-12-14 Sold (MLS) $109,900 ICAARMLS
• 2022-11-23 Pending — ICAARMLS
• 2022-11-05 Pending — CRAAR, CDRMLS
• 2022-11-03 Price Changed $120,000 ICAARMLS
• 2022-10-01 Listed $120,000 CRAAR, CDRMLS
• 2022-10-01 Listed $120,000 ICAARMLS
• 2017-06-29 Sold (MLS) $26,900 RMLSA as Distributed by MLS Grid
• 2017-06-29 Sold (MLS) $26,900 MRED as Distributed by MLS Grid
• 2017-04-11 Listed $26,424 RMLSA as Distributed by MLS Grid
• 2017-04-11 Listed $26,424 MRED as Distributed by MLS Grid

Property tax history

+4.2%/yr

Latest (2025): $1,832 · +10.4% YoY. Source: county tax records.