Multi-family
102 South St · Waterloo, IA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $473 – $860
Fire risk 1/10 · Minimal
- Est. fire insurance / yr
- $902 – $1,676
Heat risk 3/10 · Minor
- Hot days now (above 101°F)
- 7 days/yr
- Hot days in 30 yrs
- 16 days/yr
Wind risk 2/10 · Minimal
- Chance of severe wind over 30 yrs
- —
Air-quality risk 1/10 · Minimal
- Unhealthy air days now
- 0 days/yr
- Unhealthy air days in 30 yrs
- 0 days/yr
Risk factors via First Street. Map © Google.
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 +30.0/30.0
- ARV discount +15.0/15.0
- DSCR +10.0/10.0
- 1% rule +8.6/10.0
- Schools +5.0/10.0
- Livability +4.0/5.0
- Rent growth +3.5/5.0
- Condition / age +2.2/5.0
- Appreciation +0.0/10.0
$100,000
102 South St · Waterloo, IA 50701
3 bd · 2.5 ba · 1,544 sqft · MultiFamily
public records
· 129 Days on market
Built 1893
5,160 sqft lot
$65/sqft
· 62% below area
Est $147k · 32% under
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Multi-family units
County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records
Listing remarks
Great investment opportunity! Lower unit features two bedrooms and one bathroom. Upstairs unit offers one bedroom and one bathroom.
Key facts
- 5,160 sq ft lot
- 2 parking spots
- Built 1893
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.5-bath multifamily listed at $100k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $432 ($5k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($1k rent vs $100k).
- Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
- Cap rate 11.5% vs local median 4.1% in Waterloo — 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 81/100 on livability (#74 in IA, #1,589 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment D-.
- Waterloo Community School District (urban): math 50% / reading 54% proficiency, ranked #276 of 289 in IA (top 96%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
- Zoned schools: Irving Elementary School (math 43% / reading 44%, grade F, #560 of 616 statewide, top 91%, 402 students, 92% FRL); Central Middle School (math 49% / reading 46%, grade C-, #226 of 246 statewide, top 92%, 471 students, 85% FRL); West High School (math 55% / reading 63%, grade C+, #273 of 336 statewide, top 81%, 1,652 students, 62% FRL) — zoned schools average 80% FRL vs 58% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Market conditions: Rents rising (+3.8%/yr); 412 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 287 units permitted in Black Hawk County in 2024 (67 in 5+ unit buildings).
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
- Black Hawk County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
- At projected returns (-3.0% appreciation + 3.8% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.
Negotiation context
- It's been on market 129 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
- 4 sale attempts since 7y 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 $39k; list at $100k implies a 156% gain — meaningful room to come down on a strong offer.
Risks & watch-outs
- Watch-outs: built in 1893 — expect roof / HVAC / electrical / plumbing capex.
Recommended offer
$88,000
(12.0% below list)
Questions for the listing agent
- It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- Built in 1893 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
- 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.
- 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.
- 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
- 1.36% ✓
- Cap rate
- 11.48%
- Cash-on-cash
- 18.53%
- DSCR
- 1.82
- GRM
- 6.1
CMA / ARV
- ARV (median comp)
- $147,492
- List price
- $100,000
- Delta
- -32.20%
- Verdict
- UNDERPRICED
- Comps
- 3 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 204 Cornwall Ave | 1.46mi | 3/2.0 | 1,532 (-1%) | 0mo | $232,000 | $151 | 62 |
| 216 Hartman Ave | 1.10mi | 3/2.0 | 1,583 (+2%) | 0mo | $175,000 | $111 | 59 |
| 151 Hawthorne Ave Ave | 1.01mi | 3/1.5 | 1,488 (-4%) | 0mo | $181,500 | $122 | 55 |
| 257 Hammond Ave | 0.85mi | 3/2.0 | 1,392 (-10%) | 0mo | $160,000 | $115 | 46 |
| 610 Reber Ave | 0.94mi | 3/2.0 | 1,388 (-10%) | 1mo | $160,000 | $115 | 45 |
| 1810 W 4th St | 0.98mi | 4/2.0 (+1) | 1,662 (+8%) | 1mo | $135,000 | $81 | 44 |
| 1136 Cornwall Ave Ave | 1.48mi | 3/2.0 | 1,366 (-12%) | 1mo | $159,900 | $117 | 43 |
| 435 Conger St St | 1.18mi | 3/— | 1,271 (-18%) | 1mo | $55,000 | $43 | 39 |
| 510 Cottage St | 1.46mi | 3/1.0 | 1,248 (-19%) | 0mo | $40,000 | $32 | 34 |
| 426 Cornwall Ave | 1.43mi | 3/1.0 | 1,286 (-17%) | 1mo | $157,500 | $122 | 33 |
| 428 Kingsley Ave | 0.95mi | 3/1.0 | 1,235 (-20%) | 1mo | $140,000 | $113 | 33 |
| 601 Kingsley Ave | 1.06mi | 4/1.0 (+1) | 1,825 (+18%) | 1mo | $205,000 | $112 | 28 |
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 · 3.8% rent growth · sell at horizon
5-year hold
- IRR
- 11.1%
- Equity multiple
- 1.44×
- Total profit
- $12,420
- Equity at exit
- $14,910
10-year hold
- IRR
- 20.7%
- Equity multiple
- 2.81×
- Total profit
- $50,812
- Equity at exit
- $8,646
Cash invested: $28,000 (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.
Seller's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 0 active · 1 under contract
- Months of supply
- 0.0 mo
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 50701
- Rents YoY
- 3.8%
- Active inventory
- 412
- Price-to-rent
- 10.3×
Monthly cashflow live
↻
- Estimated rent
- $1,356 high interval (Pro) →
- Mortgage (P&I)
- −$524
- Tax from tax record
- −$73 /mo · $874/yr
- Insurance
- −$42
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$285
- Net cashflow
- $432
2-unit breakdown (identical units grouped — click to expand)
| Units | Beds | Baths | Est. rent |
|---|---|---|---|
| 1× unit | 2 | 1 | $806 |
| 1× unit | 1 | 1 | $550 |
| Total (2 units) | $1,356 | ||
Break-even live
Break-even rent
$809
Max offer price
$100,000
Occupancy floor
63%
Sensitivity live
| Price | -10% $489 | -5% $461 | +0% $432 | +5% $404 | +10% $376 |
|---|---|---|---|---|---|
| Rent | -10% $325 | -5% $379 | +0% $432 | +5% $486 | +10% $539 |
| Rate | -1.0pp $483 | -0.5pp $458 | base $432 | +0.5pp $406 | +1.0pp $380 |
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
- $25,000
- Closing costs
- $3,000
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 37 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 102 1/2 South St Waterloo, IA | 1.0 | 1.0 | 668 | $550 | $0.82 | 70d | 1 | 0.02mi |
| 808 W 2nd St Unit 1 Waterloo, IA | 1.0 | 1.0 | 452 | $595 | $1.32 | 93d | 1 | 0.19mi |
| 211 W Wellington St Unit 211 1/2 Wellington Waterloo, IA | 1.0 | 1.0 | 600 | $600 | $1.00 | 93d | 1 | 0.22mi |
| 21 W Jefferson St Waterloo, IA | 1.0 | 1.0 | 711 | $1,410 | $1.98 | 70d | 6 | 0.23mi |
| 811 W 3rd St #8 Waterloo, IA | 1.0 | 1.0 | 600 | $575 | $0.96 | 93d | 1 | 0.27mi |
| 314 Locust St Apt 5 Waterloo, IA | 1.0 | 1.0 | 500 | $825 | $1.65 | 93d | 1 | 0.35mi |
| 609 Wellington Ct Waterloo, IA | 1.0 | 1.0 | 567 | $600 | $1.06 | 93d | 2 | 0.38mi |
| 609 Wellington Ct Apt D6 Waterloo, IA | 1.0 | 1.0 | 588 | $600 | $1.02 | 70d | 1 | 0.38mi |
| 408 Locust St Waterloo, IA | 1.0 | 1.0 | 644 | $450 | $0.70 | 70d | 1 | 0.39mi |
| 209 Baltimore St Waterloo, IA | 1.0 | 1.0 | 618 | $650 | $1.05 | 93d | 1 | 0.40mi |
| 335 Cedar St Waterloo, IA | 1.0 | 1.0 | 540 | $1,510 | $2.80 | 70d | 1 | 0.42mi |
| 706 South St Waterloo, IA | 2.0 | 1.0 | 750 | $675 | $0.90 | 93d | 1 | 0.44mi |
| 706 South St Unit B Waterloo, IA | 2.0 | 1.0 | 750 | $635 | $0.85 | 70d | 1 | 0.44mi |
| 125 Sherwood Ct Waterloo, IA | 1.0 | 1.0 | 490 | $625 | $1.28 | 93d | 2 | 0.51mi |
| 125 Sherwood Ct Unit 6 Waterloo, IA | 1.0 | 1.0 | 490 | $625 | $1.28 | 70d | 1 | 0.51mi |
| 120 Sherwood Ct Unit 1 Waterloo, IA | 1.0 | 1.0 | 490 | $625 | $1.28 | 70d | 1 | 0.52mi |
| 130 Sherwood Ct Waterloo, IA | 1.0 | 1.0 | 490 | $695 | $1.42 | 70d | 1 | 0.54mi |
| 1001 1/2 Randolph St Waterloo, IA | 1.0 | 1.0 | 624 | $475 | $0.76 | 70d | 1 | 0.65mi |
| 606 Sycamore St Unit A Waterloo, IA | 1.0 | 1.0 | 622 | $875 | $1.41 | 93d | 1 | 0.70mi |
| 1008 Leavitt St Waterloo, IA | 2.0 | 1.0 | 700 | $920 | $1.31 | 70d | 1 | 0.71mi |
| 1014 Leavitt St Waterloo, IA | 2.0 | 1.0 | 700 | $1,060 | $1.51 | 70d | 2 | 0.72mi |
| 611 Sycamore St Unit 302 Waterloo, IA | 1.0 | 1.0 | 550 | $750 | $1.36 | 70d | 1 | 0.73mi |
| 733 Baltimore St Waterloo, IA | 1.0 | 1.0 | 724 | $700 | $0.97 | 93d | 1 | 0.75mi |
| 325 E Park Ave Waterloo, IA | — | 1.0 | 425 | $1,100 | $2.59 | 70d | 1 | 0.78mi |
| 303 Franklin St Apt 2 Waterloo, IA | 2.0 | 1.0 | 600 | $650 | $1.08 | 93d | 1 | 0.85mi |
| 118 Harrison St Waterloo, IA | 2.0 | 1.0 | 600 | $500 | $0.83 | 93d | 1 | 0.99mi |
| 209 Parkview Blvd Waterloo, IA | 1.0 | 1.0 | 624 | $695 | $1.11 | 93d | 1 | 1.08mi |
| 200 Parkview Blvd Waterloo, IA | 2.0 | 1.0 | 744 | $725 | $0.97 | 70d | 1 | 1.09mi |
| 225 Parkview Blvd Waterloo, IA | 1.0 | 1.0 | 624 | $650 | $1.04 | 70d | 1 | 1.09mi |
| 254 Parkview Blvd Unit 254 Waterloo, IA | 2.0 | 1.0 | 744 | $795 | $1.07 | 93d | 1 | 1.11mi |
| 246 Parkview Blvd Unit 242 Waterloo, IA | 1.0 | 1.0 | 624 | $650 | $1.04 | 70d | 1 | 1.12mi |
| 237 Miriam Dr Apt B Waterloo, IA | 2.0 | 1.0 | 750 | $725 | $0.97 | 93d | 1 | 1.15mi |
| 225 Miriam Dr Unit A Waterloo, IA | 2.0 | 1.0 | 700 | $650 | $0.93 | 93d | 1 | 1.16mi |
| 307 Riehl St Waterloo, IA | 2.0 | 1.0 | 640 | $825 | $1.29 | 70d | 1 | 1.29mi |
| 657 Dawson St Waterloo, IA | 2.0 | 1.0 | 692 | $810 | $1.17 | 93d | 1 | 1.30mi |
| 661 Dawson St Waterloo, IA | 2.0 | 1.0 | 704 | $895 | $1.27 | 70d | 1 | 1.30mi |
| 1515 1/2 Franklin St Waterloo, IA | 2.0 | 1.0 | 504 | $700 | $1.39 | 70d | 1 | 1.31mi |
Property features AI
Finance
- Financial info
- Annual tax amount listed (not included per instructions)Income reported: $550 actual rent for each unit
Exterior
- Parking
- Two open parking spacesGravel parking; some off-site parking
- Utilities
- Public waterPublic sewer
- Home design
- Duplex (residential income property)
- Construction
- Aluminum sidingAbove-grade finished area listed (976)
- Exterior features
- Asphalt roofLot dimensions approximately 60 x 86Zoned R-2
Interior
- Bedrooms
- One unit with 2 bedroomsOne unit with 1 bedroom
- Bathrooms
- Each unit has 1 bathroom
- Heating & cooling
- Electric heatingNo central cooling
- Interior features
- Two self-contained residential units (duplex)Actual rent $550 for each unit
- Laundry & utility
- No laundry features listed
Listing history 50 events
-
2026-08-08days on market $100,000 Active 129 DOM
-
2026-08-07days on market $100,000 Active 128 DOM
-
2026-08-06days on market $100,000 Active 127 DOM
-
2026-08-05days on market $100,000 Active 126 DOM
-
2026-08-04days on market $100,000 Active 125 DOM
-
2026-08-03days on market $100,000 Active 124 DOM
-
2026-07-31days on market $100,000 Active 121 DOM
-
2026-07-29days on market $100,000 Active 119 DOM
-
2026-07-27days on market $100,000 Active 117 DOM
-
2026-07-25days on market $100,000 Active 115 DOM
-
2026-07-24days on market $100,000 Active 114 DOM
-
2026-07-23days on market $100,000 Active 113 DOM
-
2026-07-22days on market $100,000 Active 112 DOM
-
2026-07-21days on market $100,000 Active 111 DOM
-
2026-07-18days on market $100,000 Active 108 DOM
-
2026-07-16days on market $100,000 Active 106 DOM
-
2026-07-16days on market $100,000 Active 105 DOM
-
2026-07-14days on market $100,000 Active 104 DOM
-
2026-07-14days on market $100,000 Active 103 DOM
-
2026-07-12days on market $100,000 Active 102 DOM
-
2026-07-11days on market $100,000 Active 101 DOM
-
2026-07-10days on market $100,000 Active 100 DOM
-
2026-07-09days on market $100,000 Active 99 DOM
-
2026-07-08days on market $100,000 Active 98 DOM
-
2026-07-07days on market $100,000 Active 97 DOM
-
2026-07-06days on market $100,000 Active 96 DOM
-
2026-07-05days on market $100,000 Active 95 DOM
-
2026-07-04days on market $100,000 Active 94 DOM
-
2026-07-03days on market $100,000 Active 93 DOM
-
2026-07-02days on market $100,000 Active 92 DOM
-
2026-07-01days on market $100,000 Active 91 DOM
-
2026-06-30days on market $100,000 Active 90 DOM
-
2026-06-29days on market $100,000 Active 89 DOM
-
2026-06-28days on market $100,000 Active 88 DOM
-
2026-06-28days on market $100,000 Active 87 DOM
-
2026-06-27days on market $100,000 Active 86 DOM
-
2026-06-26days on market $100,000 Active 85 DOM
-
2026-06-23days on market $100,000 Active 82 DOM
-
2026-06-21days on market $100,000 Active 81 DOM
-
2026-06-19days on market $100,000 Active 79 DOM
-
2026-06-18days on market $100,000 Active 78 DOM
-
2026-06-17days on market $100,000 Active 77 DOM
-
2026-06-16days on market $100,000 Active 76 DOM
-
2026-06-15days on market $100,000 Active 75 DOM
-
2026-06-14days on market $100,000 Active 73 DOM
-
2026-06-13days on market $100,000 Active 72 DOM
-
2026-06-10days on market $100,000 Active 70 DOM
-
2026-06-09days on market $100,000 Active 69 DOM
-
2026-06-08days on market $100,000 Active 68 DOM
-
2026-06-07days on market $100,000 Active 67 DOM
ⓘ 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
- $874 · $73/mo
- Projected year-2 tax
- $1,222 · $102/mo
- Expected delta
- +$348/yr (+$29/mo · 39.8%)
ⓘ 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 ≥101°F today · 16 d/yr by 30 yrs out
- Wind 2/10 Low
- Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $16,272
- − Mortgage interest
- −$5,602
- − Property taxes
- −$874
- − Insurance
- −$500
- − Repairs & maintenance
- −$1,302
- − Management
- −$1,302
- − Depreciation
- −$2,909
- Taxable income
- $3,784
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$908
- After-tax cash flow
- $4,280/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.
Condition & rehab AI · 8 photos
45/100
Moderate rehab
Est. rehab $38,600–$69,480 screening
This property requires moderate renovations to improve its condition and increase its value. Upgrading the kitchen appliances and bathroom fixtures, as well as painting the exterior, will make the home more appealing to potential buyers and renters.
Deferred maintenance Est. $70,000–$210,000 screening
- Major Roof (roof) — No roof visible
- Major Hvac (hvac) — No HVAC visible
- Major Windows (windows) — No windows visible
- Major Electrical (electrical) — No electrical panel visible
- Major Plumbing (plumbing) — No plumbing visible
- Major Exterior (exterior) — No exterior visible
- Major Other — No other components visible
Repairs flagged
- Major Kitchen appliances — The kitchen appears to have outdated appliances that need to be replaced.
- Major Bathroom fixtures — The bathrooms have outdated fixtures that need to be replaced.
- Moderate Roof — The roof appears to be in fair condition, but there are signs of wear and tear that may need attention.
- Moderate Exterior siding — The exterior siding shows signs of wear and tear that may need attention.
- Moderate Flooring — The flooring in the kitchen and bathrooms shows signs of wear and tear that may need attention.
- Major Interior walls and ceilings — The interior walls and ceilings show signs of wear and tear, with possible water damage that needs to be addressed.
Value-add opportunities
- Resale Kitchen appliances — Upgrading the kitchen appliances will make the home more appealing to potential buyers. ↑
- Resale Bathroom fixtures — Updating the bathroom fixtures will make the home more appealing to potential buyers. ↑
- Both Exterior painting — Painting the exterior will improve the curb appeal and make the home more attractive to both buyers and renters. ↑
- Rental HVAC maintenance — Maintaining the HVAC system will ensure the home is comfortable for tenants and will reduce utility costs. ↑
ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
D
Composite school gradezoned avg 50/100
Zoned Schools
Elementary
Irving Elementary School
F
IA #560/616
Nat'l #17,359/41,679
Middle
Central Middle School
C-
IA #226/246
Nat'l #4,042/14,009
High
West High School
C+
IA #273/336
Nat'l #3,898/17,239
Schools (NCES district)
- District
- Waterloo Community School District
- NCES district ID
- 1930480
- Math proficiency
- 50% ▼ -4.00%
- Reading proficiency
- 54% ▲ 1.00%
- Median HH income
- $42,545
- Composite
- 43.72/100
- National rank
- #2950
- State rank
- #276 of 289 in IA
A
Composite livability gradescore 81/100
Livability — Waterloo
- Score
- 81/100
- State rank
- #74
- US rank
- #1589
Category grades
Amenities B+
Commute A+
Cost of living A+
Crime F
Employment D-
Housing A+
Health & safety A-
User ratings A-
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Waterloo, IA
- County
- Black Hawk County · 139,716 people
- City population
- 69,066
- Metro
- Waterloo-Cedar Falls, IA
- Population (ZIP)
- 30,232
- Household income
- $61,475
- Rent vs Own
- Severe rent burden
- 8% of renters
Population outlook (Black Hawk County) Hauer SSP2
- Today (2025)
- 139,716 people
- By 2030
- 142,853 · +2.2%
- By 2040
- 147,843 · +5.8%
- By 2050
- 153,247 · +9.7%
- By 2075
- 167,977 · +20.2%
- By 2100
- 177,320 · +26.9%
Race, ethnicity, and origin ACS 2023
- Neighborhood character
- Predominantly White (78%)
- Race & ethnicity
- White 78% Black 11% Two or more races 5% Hispanic / Latino 3% Asian 3%
- Common ancestry
- Portuguese 3% Italian 3% American 2%
- Foreign-born
- 7% · Canada, South Korea, Vietnam
- Languages at home
- 92% English-only · Russian/Polish/Slavic 2% Spanish 2% French/Haitian/Cajun 2%
Political lean MEDSL · Black Hawk
- 2024 margin
- Toss-up / Even · D 50.0% · R 48.8% · Other 1.2%
- 2008→2024 swing
- -21.3pp toward R · 2008: 22.4pp · 2024: 1.2pp
- All cycles
- 2024: D+1.2 2020: D+9.0 2016: D+7.3 2012: D+20.0 2008: D+22.4
Not yet ingested
- Civics
- —
Market trends
- HPI YoY
- ▼ -107.19%
- Current HPI
- 162.8951
- Rent YoY
- ▲ 3.80%
- Metro
- Waterloo-Cedar Falls, 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 |
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| Retail / Convenience | 1 | $15B |
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Price history
+354.5% since first listed13 events — show timeline
- 2026-05-06 Price Changed $100,000 NEIRBR as distributed by MLS GRID
- 2026-04-01 Listed $105,000 NEIRBR as distributed by MLS GRID
- 2025-10-14 Price Changed $100,000 NEIRBR as distributed by MLS GRID
- 2025-09-08 Price Changed $105,000 NEIRBR as distributed by MLS GRID
- 2025-01-02 Price Changed $109,000 NEIRBR as distributed by MLS GRID
- 2020-09-24 Sold (Public Records) $39,000 Public Records
- 2020-09-24 Sold (MLS) $39,000 NEIRBR as distributed by MLS GRID
- 2020-05-26 Listed $45,000 NEIRBR as distributed by MLS GRID
- 2020-04-14 Listing Removed — DMMLS
- 2019-11-20 Listed $40,000 DMMLS
- 2019-09-25 Listing Removed — DMMLS
- 2019-03-11 Listed $50,000 DMMLS
- 2013-10-15 Sold (Public Records) $22,000 Public Records
Property tax history
+0.6%/yrLatest (2025): $874 · +8.7% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…