1630 25th St · Marion, IA 52302

$209,900

4 bd · 1.5 ba · 1,440 sqft · SingleFamily public records · 5 Days on market

Built 1957 8,712 sqft lot Est $209k · 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 +17.5/30.0
• ARV discount +7.3/15.0
• Schools +6.6/10.0
• DSCR +5.5/10.0
• 1% rule +4.6/10.0
• 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

You’ll love the care and attention that’s gone into this beautifully maintained 4-bedroom, 1.5-bath ranch in Marion’s sought-after Linn-Mar School District. The main level offers three bedrooms and a full bath, while the lower level features an additional bedroom and half bath—perfect for guests or a home office. A versatile fourth bedroom with a pocket door to the kitchen can easily serve as a formal dining room. Numerous updates make this home move-in ready, including new windows, sliding glass door, and poured patio (August 2024), as well as a new roof on the house and garage (November 2020). Additional improvements include new wall and attic insulation for enhanced comfort and efficiency. Enjoy the 2-car detached garage and a private backyard retreat that truly shines in the spring. This home has been meticulously cared for and is ready for its next owner to appreciate every thoughtful detail!

Key facts

• Poured patio
• New wall insulation
• Sliding glass door

Tags

• NEW WINDOWS
• SLIDING GLASS DOOR
• POURED PATIO
• NEW ROOF
• NEW WALL INSULATION
• NEW ATTIC INSULATION

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (4.0% below list).
• Recommended offer: $201k (4.0% below list) — sets the bar for 1% rule.
• 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.
• Linn-Mar Community School District (suburban): math 75% / reading 76% proficiency, ranked #44 of 289 in IA (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Excelsior Middle School (math 71% / reading 72%, grade A, #106 of 246 statewide, top 44%, 617 students, 28% FRL).
• Market conditions: Rents rising fast (+8.4%/yr); 455 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $59k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $201,445 (4.0% below list)

Questions for the listing agent

1. Built in 1957 — 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: 0.96% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.29%
• DSCR: 1.15
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $208,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3075 14th Ave	0.36mi	3/1.5 (-1)	1,477 (+3%)	3mo	$240,000	$162	71
1480 Henderson Dr	0.42mi	3/2.0 (-1)	1,479 (+3%)	0mo	$192,000	$130	69
3030 18th Ave Ave	0.33mi	3/1.0 (-1)	1,480 (+3%)	6mo	$195,000	$132	68
2765 16th Ave	0.17mi	4/2.0	1,620 (+12%)	3mo	$235,000	$145	67
2860 Mcgowan Blvd Blvd	0.28mi	3/2.0 (-1)	1,578 (+10%)	3mo	$251,000	$159	62
2340 27th St	0.37mi	3/1.5 (-1)	1,328 (-8%)	4mo	$194,000	$146	61
3010 19th Ave	0.34mi	3/2.0 (-1)	1,555 (+8%)	6mo	$200,000	$129	58
2220 Brockman Ave	0.15mi	3/2.0 (-1)	1,652 (+15%)	5mo	$219,000	$133	58
1055 17th St	0.43mi	3/2.0 (-1)	1,318 (-8%)	5mo	$204,500	$155	55
1568 5th Ave	0.73mi	3/1.0 (-1)	1,369 (-5%)	6mo	$155,020	$113	45
1340 38th St Pl	0.72mi	3/1.5 (-1)	1,572 (+9%)	3mo	$242,000	$154	44
2611 4th Ave	0.73mi	3/2.0 (-1)	1,602 (+11%)	1mo	$202,500	$126	39

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: -5.7%
• Equity multiple: 0.78×
• Total profit: $-13,091
• Equity at exit: $31,297

10-year hold

• IRR: 9.1%
• Equity multiple: 1.86×
• Total profit: $50,335
• Equity at exit: $18,148

Cash invested: $58,772 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,014 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$242 /mo · $2,906/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $161

Break-even live

Break-even rent $1,811

Max offer price $209,900

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1330 Brockman Ave Marion, IA	4.0	2.0	1590	$2,400	$1.51	13d	1	0.50mi
2799 29th Ave Marion, IA	4.0	2.0	1394	$1,995	$1.43	43d	1	0.67mi
3040 3rd Ave Marion, IA	3.0	2.0	1500	$1,450	$0.97	21d	1	0.82mi
1975 49th St Marion, IA	3.0	2.0	1449	$2,175	$1.50	13d	1	1.46mi

Listing history 9 events

1. 2025-12-12
   soldstatus $216,000
2. 2025-12-11
   soldstatus $216,000 Closed 934-char remark

   Show marketing remark (934 chars)

   You’ll love the care and attention that’s gone into this beautifully maintained 4-bedroom, 1.5-bath ranch in Marion’s sought-after Linn-Mar School District. The main level offers three bedrooms and a full bath, while the lower level features an additional bedroom and half bath—perfect for guests or a home office. A versatile fourth bedroom with a pocket door to the kitchen can easily serve as a formal dining room. Numerous updates make this home move-in ready, including new windows, sliding glass door, and poured patio (August 2024), as well as a new roof on the house and garage (November 2020). Additional improvements include new wall and attic insulation for enhanced comfort and efficiency. Enjoy the 2-car detached garage and a private backyard retreat that truly shines in the spring. This home has been meticulously cared for and is ready for its next owner to appreciate every thoughtful detail!

3. 2025-11-16
   status Pending

   Show marketing remark (934 chars)

   You’ll love the care and attention that’s gone into this beautifully maintained 4-bedroom, 1.5-bath ranch in Marion’s sought-after Linn-Mar School District. The main level offers three bedrooms and a full bath, while the lower level features an additional bedroom and half bath—perfect for guests or a home office. A versatile fourth bedroom with a pocket door to the kitchen can easily serve as a formal dining room. Numerous updates make this home move-in ready, including new windows, sliding glass door, and poured patio (August 2024), as well as a new roof on the house and garage (November 2020). Additional improvements include new wall and attic insulation for enhanced comfort and efficiency. Enjoy the 2-car detached garage and a private backyard retreat that truly shines in the spring. This home has been meticulously cared for and is ready for its next owner to appreciate every thoughtful detail!

4. 2025-11-16
   status Pending 934-char remark

   Show marketing remark (934 chars)

   You’ll love the care and attention that’s gone into this beautifully maintained 4-bedroom, 1.5-bath ranch in Marion’s sought-after Linn-Mar School District. The main level offers three bedrooms and a full bath, while the lower level features an additional bedroom and half bath—perfect for guests or a home office. A versatile fourth bedroom with a pocket door to the kitchen can easily serve as a formal dining room. Numerous updates make this home move-in ready, including new windows, sliding glass door, and poured patio (August 2024), as well as a new roof on the house and garage (November 2020). Additional improvements include new wall and attic insulation for enhanced comfort and efficiency. Enjoy the 2-car detached garage and a private backyard retreat that truly shines in the spring. This home has been meticulously cared for and is ready for its next owner to appreciate every thoughtful detail!

5. 2025-11-11
   price $209,900

   Show marketing remark (934 chars)

   You’ll love the care and attention that’s gone into this beautifully maintained 4-bedroom, 1.5-bath ranch in Marion’s sought-after Linn-Mar School District. The main level offers three bedrooms and a full bath, while the lower level features an additional bedroom and half bath—perfect for guests or a home office. A versatile fourth bedroom with a pocket door to the kitchen can easily serve as a formal dining room. Numerous updates make this home move-in ready, including new windows, sliding glass door, and poured patio (August 2024), as well as a new roof on the house and garage (November 2020). Additional improvements include new wall and attic insulation for enhanced comfort and efficiency. Enjoy the 2-car detached garage and a private backyard retreat that truly shines in the spring. This home has been meticulously cared for and is ready for its next owner to appreciate every thoughtful detail!

6. 2025-11-11
   price $209,900 934-char remark

   Show marketing remark (934 chars)

   You’ll love the care and attention that’s gone into this beautifully maintained 4-bedroom, 1.5-bath ranch in Marion’s sought-after Linn-Mar School District. The main level offers three bedrooms and a full bath, while the lower level features an additional bedroom and half bath—perfect for guests or a home office. A versatile fourth bedroom with a pocket door to the kitchen can easily serve as a formal dining room. Numerous updates make this home move-in ready, including new windows, sliding glass door, and poured patio (August 2024), as well as a new roof on the house and garage (November 2020). Additional improvements include new wall and attic insulation for enhanced comfort and efficiency. Enjoy the 2-car detached garage and a private backyard retreat that truly shines in the spring. This home has been meticulously cared for and is ready for its next owner to appreciate every thoughtful detail!

7. 2025-11-11
   listed $204,900 Active 934-char remark

   Show marketing remark (934 chars)

   You’ll love the care and attention that’s gone into this beautifully maintained 4-bedroom, 1.5-bath ranch in Marion’s sought-after Linn-Mar School District. The main level offers three bedrooms and a full bath, while the lower level features an additional bedroom and half bath—perfect for guests or a home office. A versatile fourth bedroom with a pocket door to the kitchen can easily serve as a formal dining room. Numerous updates make this home move-in ready, including new windows, sliding glass door, and poured patio (August 2024), as well as a new roof on the house and garage (November 2020). Additional improvements include new wall and attic insulation for enhanced comfort and efficiency. Enjoy the 2-car detached garage and a private backyard retreat that truly shines in the spring. This home has been meticulously cared for and is ready for its next owner to appreciate every thoughtful detail!

8. 2025-11-11
   listed $204,900 Active

   Show marketing remark (934 chars)

   You’ll love the care and attention that’s gone into this beautifully maintained 4-bedroom, 1.5-bath ranch in Marion’s sought-after Linn-Mar School District. The main level offers three bedrooms and a full bath, while the lower level features an additional bedroom and half bath—perfect for guests or a home office. A versatile fourth bedroom with a pocket door to the kitchen can easily serve as a formal dining room. Numerous updates make this home move-in ready, including new windows, sliding glass door, and poured patio (August 2024), as well as a new roof on the house and garage (November 2020). Additional improvements include new wall and attic insulation for enhanced comfort and efficiency. Enjoy the 2-car detached garage and a private backyard retreat that truly shines in the spring. This home has been meticulously cared for and is ready for its next owner to appreciate every thoughtful detail!

9. 2009-08-13
   soldstatus $129,000

ⓘ 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: $2,906 · $242/mo
• Projected year-2 tax: $3,101 · $258/mo
• Expected delta: +$195/yr (+$16/mo · 6.7%)

ⓘ 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 1/10 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: $24,173
• − Mortgage interest: −$11,758
• − Property taxes: −$2,906
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − Depreciation: −$6,106
• Taxable loss: −$1,514
• Est. tax savings @ 24.0%: +$363
• After-tax cash flow: $2,296/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: Linn-Mar Community School District
• NCES district ID: 1917220
• Math proficiency: 75% ▼ -7.00%
• Reading proficiency: 76% ▼ -5.00%
• Median HH income: $72,473
• Composite: 66.08/100
• National rank: #440
• State rank: #44 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

+67.4% since first listed

9 events — show timeline

• 2025-12-12 Sold (Public Records) $216,000 Public Records
• 2025-12-11 Sold (MLS) $216,000 CRAAR, CDRMLS
• 2025-11-16 Pending — ICAARMLS
• 2025-11-16 Pending — CRAAR, CDRMLS
• 2025-11-11 Price Changed $209,900 ICAARMLS
• 2025-11-11 Price Changed $209,900 CRAAR, CDRMLS
• 2025-11-11 Listed $204,900 ICAARMLS
• 2025-11-11 Listed $204,900 CRAAR, CDRMLS
• 2009-08-13 Sold (Public Records) $129,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $2,906 · +2.8% YoY. Source: county tax records.