1069 Emmons St · Hiawatha, IA 52233

$255,000

3 bd · 2.0 ba · 1,834 sqft · SingleFamily public records · 1 Days on market

Built 1975 8,276 sqft lot Est $235k · 9% over

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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).

• Cash flow +20.5/30.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• ARV discount +3.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Impressive Hiawatha split-level with inviting curb appeal! This spacious home features a large semi-private, flat backyard that can be enjoyed from the back deck, plus an oversized 2-stall garage. Inside, you'll find an abundance of finished square footage with an open kitchen flowing into the main floor living room and formal dining area. The main level offers three generously sized bedrooms. The lower level includes an additional bathroom, a large rec room, and a 4th non-conforming space perfect for a home office, gym, or extra bedroom. A wonderful opportunity for first-time buyers or a growing family!

Key facts

• Large rec room
• Formal dining area
• Back deck

Tags

• SEMI-PRIVATE FLAT BACKYARD
• BACK DECK
• OPEN KITCHEN
• MAIN FLOOR LIVING ROOM
• FORMAL DINING AREA
• LARGE REC ROOM

Property features AI

Finance

• HOA & community: Annual association fee; Sidewalks and street lights in the community

Exterior

• Parking: 2 parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding with frame construction
• Exterior features: Deck; Patio; Shed(s)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Breakfast bar; Fireplace in family room (gas)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Cap rate 7.9% vs local median 2.0% in Hiawatha — 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 79/100 on livability (#93 in IA, #1,983 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities 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: Hiawatha Elementary School (math 52% / reading 57%, grade C, #462 of 616 statewide, top 79%, 328 students, 54% FRL); Harding Middle School (math 61% / reading 69%, grade A-, #154 of 246 statewide, top 63%, 713 students, 43% FRL); John F Kennedy High School (math 63% / reading 77%, grade B+, #146 of 336 statewide, top 45%, 1,714 students, 31% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 136 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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 $150k; list at $255k implies a 71% gain — meaningful room to come down on a strong offer.

Recommended offer $255,000

Questions for the listing agent

1. Built in 1975 — 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. 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?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.66%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $234,752
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1032 Emmons St	0.08mi	3/2.0	1,871 (+2%)	3mo	$258,500	$138	90
1026 Eisenhower Rd	0.10mi	3/2.0	1,900 (+4%)	10mo	$245,000	$129	81
1007 Raney St	0.19mi	4/2.0 (+1)	1,940 (+6%)	1mo	$246,950	$127	76
1213 Raney St St	0.28mi	4/3.0 (+1)	1,836 (+0%)	4mo	$255,000	$139	74
1204 Bowler St	0.28mi	3/2.0	1,700 (-7%)	3mo	$217,500	$128	73
40 11th Ave	0.10mi	4/2.0 (+1)	1,986 (+8%)	8mo	$225,000	$113	70
1305 Cress Pkwy	0.26mi	3/2.5	1,657 (-10%)	2mo	$260,000	$157	68
745 Park Ct	0.33mi	3/2.0	1,690 (-8%)	10mo	$202,000	$120	63
1284 Rainbow Blvd	0.26mi	4/1.5 (+1)	1,980 (+8%)	8mo	$187,500	$95	61
3700 Fir Tree Dr NE	0.70mi	4/2.0 (+1)	1,910 (+4%)	8mo	$235,000	$123	49
3709 Spruce Wood Dr NE	0.65mi	4/2.0 (+1)	1,668 (-9%)	8mo	$199,000	$119	42
3620 Western Pine Dr Dr NE	0.65mi	4/2.0 (+1)	1,586 (-14%)	4mo	$219,000	$138	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-19,831
• Equity at exit: $38,021

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $10,504
• Equity at exit: $22,048

Cash invested: $71,400 (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 52233

• Home prices YoY: -28.1%
• Active inventory: 136
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,650 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$313 /mo · $3,758/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $337

Break-even live

Break-even rent $2,224

Max offer price $255,000

Occupancy floor 82%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
419 Cimarron Dr Hiawatha, IA	3.0	2.5	1680	$2,650	$1.58	43d	1	0.93mi

Listing history 11 events

1. 2026-05-20
   status Pending

   Show marketing remark (611 chars)

   Impressive Hiawatha split-level with inviting curb appeal! This spacious home features a large semi-private, flat backyard that can be enjoyed from the back deck, plus an oversized 2-stall garage. Inside, you'll find an abundance of finished square footage with an open kitchen flowing into the main floor living room and formal dining area. The main level offers three generously sized bedrooms. The lower level includes an additional bathroom, a large rec room, and a 4th non-conforming space perfect for a home office, gym, or extra bedroom. A wonderful opportunity for first-time buyers or a growing family!

2. 2026-05-20
   status Pending 611-char remark

   Show marketing remark (611 chars)

   Impressive Hiawatha split-level with inviting curb appeal! This spacious home features a large semi-private, flat backyard that can be enjoyed from the back deck, plus an oversized 2-stall garage. Inside, you'll find an abundance of finished square footage with an open kitchen flowing into the main floor living room and formal dining area. The main level offers three generously sized bedrooms. The lower level includes an additional bathroom, a large rec room, and a 4th non-conforming space perfect for a home office, gym, or extra bedroom. A wonderful opportunity for first-time buyers or a growing family!

3. 2026-05-19
   listed $255,000 Active

   Show marketing remark (611 chars)

   Impressive Hiawatha split-level with inviting curb appeal! This spacious home features a large semi-private, flat backyard that can be enjoyed from the back deck, plus an oversized 2-stall garage. Inside, you'll find an abundance of finished square footage with an open kitchen flowing into the main floor living room and formal dining area. The main level offers three generously sized bedrooms. The lower level includes an additional bathroom, a large rec room, and a 4th non-conforming space perfect for a home office, gym, or extra bedroom. A wonderful opportunity for first-time buyers or a growing family!

4. 2026-05-19
   listed $255,000 Active 611-char remark

   Show marketing remark (611 chars)

   Impressive Hiawatha split-level with inviting curb appeal! This spacious home features a large semi-private, flat backyard that can be enjoyed from the back deck, plus an oversized 2-stall garage. Inside, you'll find an abundance of finished square footage with an open kitchen flowing into the main floor living room and formal dining area. The main level offers three generously sized bedrooms. The lower level includes an additional bathroom, a large rec room, and a 4th non-conforming space perfect for a home office, gym, or extra bedroom. A wonderful opportunity for first-time buyers or a growing family!

5. 2016-04-25
   soldstatus $149,500
6. 2016-04-22
   soldstatus $149,400 923-char remark

   Show marketing remark (923 chars)

   Impressive Hiawatha Split Foyer with 1,864 total finished living square footage. This home has beautiful updates both inside and out. A spacious living room with a bay window opens up to the dining area for easy entertaining. A stylish oak kitchen, includes all the appliances, with a breakfast bar attached. Sliding doors from the dining area lead you out to a deck and patio to enjoy your backyard gatherings. The lower level has a large family room featuring a beautiful stone city stone fireplace, a wall of built-in wood book shelves and cabinets, and nice sized windows which allow in plenty of natural light. The lower level has another separate thermostat which turns on the gas fireplace creating a very warm, cozy space. There is also a huge bonus room which could easily be turned into a 4th bedroom. The two car garage is oversized with a loft and has a basketball court behind it along with a shed in the yard.

7. 2016-01-11
   listed $152,900 923-char remark

   Show marketing remark (923 chars)

   Impressive Hiawatha Split Foyer with 1,864 total finished living square footage. This home has beautiful updates both inside and out. A spacious living room with a bay window opens up to the dining area for easy entertaining. A stylish oak kitchen, includes all the appliances, with a breakfast bar attached. Sliding doors from the dining area lead you out to a deck and patio to enjoy your backyard gatherings. The lower level has a large family room featuring a beautiful stone city stone fireplace, a wall of built-in wood book shelves and cabinets, and nice sized windows which allow in plenty of natural light. The lower level has another separate thermostat which turns on the gas fireplace creating a very warm, cozy space. There is also a huge bonus room which could easily be turned into a 4th bedroom. The two car garage is oversized with a loft and has a basketball court behind it along with a shed in the yard.

8. 2015-04-06
   soldstatus $148,000
9. 2015-03-27
   soldstatus $148,000
10. 2014-10-09
    listed $152,000
11. 1977-04-27
    soldstatus $43,000

ⓘ 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: $3,758 · $313/mo
• Projected year-2 tax: $3,881 · $323/mo
• Expected delta: +$123/yr (+$10/mo · 3.3%)

ⓘ 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 2/10 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: $31,800
• − Mortgage interest: −$14,284
• − Property taxes: −$3,758
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − Depreciation: −$7,418
• Taxable loss: −$23
• Est. tax savings @ 24.0%: +$6
• After-tax cash flow: $4,048/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 — Hiawatha

• Score: 79/100
• State rank: #93
• US rank: #1983

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hiawatha, IA
• City population: 7,008
• Population (ZIP): 7,008

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 (80%)
• Race & ethnicity: White 80% Asian 6% Two or more races 5% Black 4% Hispanic / Latino 4%
• Common ancestry: Portuguese 6% Scottish 3% Iranian 1%
• Foreign-born: 6% · China, Canada
• Languages at home: 90% English-only · Other Indo-European 6% Spanish 3%

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: ▼ -78.12%
• Current HPI: 199.6054
• Rent YoY: —
• Metro: —
• 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

+493.0% since first listed

11 events — show timeline

• 2026-05-20 Pending — ICAARMLS
• 2026-05-20 Pending — CRAAR, CDRMLS
• 2026-05-19 Listed $255,000 CRAAR, CDRMLS
• 2026-05-19 Listed $255,000 ICAARMLS
• 2016-04-25 Sold (Public Records) $149,500 Public Records
• 2016-04-22 Sold (MLS) $149,400 CRAAR, CDRMLS
• 2016-01-11 Listed $152,900 CRAAR, CDRMLS
• 2015-04-06 Sold (Public Records) $148,000 Public Records
• 2015-03-27 Sold (MLS) $148,000 CRAAR, CDRMLS
• 2014-10-09 Listed $152,000 CRAAR, CDRMLS
• 1977-04-27 Sold (Public Records) $43,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $3,758 · -0.3% YoY. Source: county tax records.