819 G Ave Ave NW · Cedar Rapids, IA 52405

$235,000

4 bd · 2.5 ba · 1,508 sqft · MultiFamily public records · 3 Days on market

Built 1961 5,600 sqft lot $156/sqft · 75% above area

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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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• 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

Multi-family units

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

Listing remarks MLS

Don't miss your opportunity! This front/back duplex makes a nice investment property. The front unit has 3 bedrooms, 1.5 bathrooms, & a 2-stall garage. It is rented through November 30th, 2026 for $1,250/mo. The back unit has 1 bedroom, 1 bathroom, & 1 off-street gravel parking spot. It is rented with a month-to-month lease for $725/mo. The property has been updated & well-maintained, including a new AC unit for the front unit, new sewer line, & recently poured concrete sidewalk on the side of the property. Whether you're a first-time investor or a seasoned pro, this property is a great one to add to the portfolio!

Key facts

• New ac unit
• New sewer line
• 5,600 sq ft lot

Tags

• NEW AC UNIT
• NEW SEWER LINE

Property features AI

Finance

• Other: Zoned residential
• Financial info: Multiple rental units with listed rents (examples: $725 and $1,250 for specific units)
• HOA & community: Association fees billed annually

Exterior

• Parking: Off-street parking for 3 vehicles
• Security: Carbon monoxide detectors; Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential multi-family property; Single-story building; Frame construction with vinyl siding
• Construction: Frame construction; Vinyl siding
• Exterior features: Front porch; Level lot; Sidewalks and street lights in the neighborhood

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Each unit includes a living room; one unit also includes a dining room
• Flooring: Wood flooring; Laminate flooring
• Bathrooms: Several units have one bathroom; one unit includes an additional half bath
• Heating & cooling: Central air; Ceiling fans; Natural gas forced-air heating
• Interior features: Other interior features; Carbon monoxide and smoke detectors
• Laundry & utility: Washer and Dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 1×3.0bd/1.5ba + 1×1.0bd/1.0ba units multifamily listed at $235k.

Deal economics

• At list price, monthly cash flow is $643 ($8k/yr) — positive. Per door: $321/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $235k).
• Cap rate 9.6% 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: Harrison Elementary School (math 37% / reading 42%, grade F, #579 of 616 statewide, top 95%, 285 students, 78% FRL); Roosevelt Creative Corridor Business Academy (math 36% / reading 47%, grade F, #235 of 246 statewide, top 96%, 510 students, 69% FRL); Thomas Jefferson High School (math 41% / reading 62%, grade D+, #307 of 336 statewide, top 91%, 1,543 students, 56% FRL) — zoned schools average 68% FRL vs 43% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+12.4%/yr); 145 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,023 units permitted in Linn County in 2024 (456 in 5+ unit buildings).
• At $2,808/mo this rent would consume 48% of the median local household income ($70k/yr) (locally 715% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 $66k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $201k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $235,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.19% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.72%
• DSCR: 1.52
• GRM: 7.0

CMA / ARV

• ARV (median comp): $134,177
• List price: $235,000
• Delta: 75.14%
• Verdict: OVERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.27×
• Total profit: $17,696
• Equity at exit: $35,039

10-year hold

• IRR: 19.9%
• Equity multiple: 3.06×
• Total profit: $135,698
• Equity at exit: $20,319

Cash invested: $65,800 (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 52405

• Rents YoY: 12.4%
• Active inventory: 145
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $2,808 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$246 /mo · $2,946/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $643

Break-even live

Break-even rent $1,995

Max offer price $235,000

Occupancy floor 72%

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

Units	Beds	Baths	Est. rent
1× unit	3.0	1.5	$1,498
1× unit	1.0	1	$1,309
Total (2 units)			$2,808

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
417 9th St NW Cedar Rapids, IA	3.0	1.0	1061	$1,300	$1.23	44d	1	0.24mi
1001 C Ave NW Cedar Rapids, IA	3.0	1.5	1446	$1,500	$1.04	13d	1	0.31mi

Listing history 8 events

1. 2026-05-18
   status Pending 643-char remark

   Show marketing remark (643 chars)

   Don't miss your opportunity! This front/back duplex makes a nice investment property. The front unit has 3 bedrooms, 1.5 bathrooms, & a 2-stall garage. It is rented through November 30th, 2026 for $1,250/mo. The back unit has 1 bedroom, 1 bathroom, & 1 off-street gravel parking spot. It is rented with a month-to-month lease for $725/mo. The property has been updated & well-maintained, including a new AC unit for the front unit, new sewer line, & recently poured concrete sidewalk on the side of the property. Whether you're a first-time investor or a seasoned pro, this property is a great one to add to the portfolio!

2. 2026-05-18
   status Pending 643-char remark

   Show marketing remark (643 chars)

   Don't miss your opportunity! This front/back duplex makes a nice investment property. The front unit has 3 bedrooms, 1.5 bathrooms, & a 2-stall garage. It is rented through November 30th, 2026 for $1,250/mo. The back unit has 1 bedroom, 1 bathroom, & 1 off-street gravel parking spot. It is rented with a month-to-month lease for $725/mo. The property has been updated & well-maintained, including a new AC unit for the front unit, new sewer line, & recently poured concrete sidewalk on the side of the property. Whether you're a first-time investor or a seasoned pro, this property is a great one to add to the portfolio!

3. 2026-05-15
   listed $235,000 Active 643-char remark

   Show marketing remark (643 chars)

   Don't miss your opportunity! This front/back duplex makes a nice investment property. The front unit has 3 bedrooms, 1.5 bathrooms, & a 2-stall garage. It is rented through November 30th, 2026 for $1,250/mo. The back unit has 1 bedroom, 1 bathroom, & 1 off-street gravel parking spot. It is rented with a month-to-month lease for $725/mo. The property has been updated & well-maintained, including a new AC unit for the front unit, new sewer line, & recently poured concrete sidewalk on the side of the property. Whether you're a first-time investor or a seasoned pro, this property is a great one to add to the portfolio!

4. 2026-05-15
   listed $235,000 Active 643-char remark

   Show marketing remark (643 chars)

   Don't miss your opportunity! This front/back duplex makes a nice investment property. The front unit has 3 bedrooms, 1.5 bathrooms, & a 2-stall garage. It is rented through November 30th, 2026 for $1,250/mo. The back unit has 1 bedroom, 1 bathroom, & 1 off-street gravel parking spot. It is rented with a month-to-month lease for $725/mo. The property has been updated & well-maintained, including a new AC unit for the front unit, new sewer line, & recently poured concrete sidewalk on the side of the property. Whether you're a first-time investor or a seasoned pro, this property is a great one to add to the portfolio!

5. 2025-11-14
   listed $240,000 Active
6. 2022-07-06
   soldstatus $201,000 Closed
7. 2022-07-06
   soldstatus $201,000
8. 2022-05-10
   listed $199,900

ⓘ 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: $2,946 · $246/mo
• Projected year-2 tax: $3,318 · $276/mo
• Expected delta: +$372/yr (+$31/mo · 12.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,696
• − Mortgage interest: −$13,164
• − Property taxes: −$2,946
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,696
• − Management: −$2,696
• − Depreciation: −$6,836
• Taxable income: $4,184
• Est. tax owed @ 24.0%: −$1,004
• After-tax cash flow: $6,706/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): 26,526
• Household income: $70,123
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 715.0

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 (79%)
• Race & ethnicity: White 79% Black 9% Two or more races 7% Hispanic / Latino 5% Asian 2%
• Common ancestry: Portuguese 4% Lithuanian 2% Iranian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 3% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -137.56%
• Current HPI: 201.6053
• Rent YoY: ▲ 12.37%
• 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

+17.6% since first listed

8 events — show timeline

• 2026-05-18 Pending — ICAARMLS
• 2026-05-18 Pending — CRAAR, CDRMLS
• 2026-05-15 Listed $235,000 CRAAR, CDRMLS
• 2026-05-15 Listed $235,000 ICAARMLS
• 2025-11-14 Listed $240,000 ICAARMLS
• 2022-07-06 Sold (Public Records) $201,000 Public Records
• 2022-07-06 Sold (MLS) $201,000 CRAAR, CDRMLS
• 2022-05-10 Listed $199,900 CRAAR, CDRMLS

Property tax history

+4.2%/yr

Latest (2025): $2,946 · +8.3% YoY. Source: county tax records.