4526 Maureen Dr Dr SE #96 · Cedar Rapids, IA 52403

$95,000

2 bd · 2.0 ba · 1,126 sqft · Other public records · 5 Days on market

Built 1985 $190/mo HOA · 19% of rent

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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 +8.3/30.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +5.8/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Low-maintenance living at a price that makes sense. This second-level condo is a smart place to call home. At 1,126 sq ft, you get two bedrooms, two full baths including a private bath off the primary with a walk-in closet, an eat-in kitchen with a formal dining area, and the convenience of in-unit laundry. The unit has been well maintained and is ready for your personal touch over time. Attached one-car garage with direct building access, secure storage on the same level, and an HOA that covers water, sewer, trash, snow removal, and lawn care. Less to manage, more time to enjoy it. Cats and small caged animals (rabbits, guinea pigs, hamsters) are permitted. Dogs are not allowed, with the exception of documented service animals with association approval. Property is exempt from Seller's Property Disclosure requirements pursuant to Iowa Code 558A as this transfer is being made by Power of Attorney.

Key facts

• In unit laundry
• Hoa covers water
• Secure storage

Tags

• LOW MAINTENANCE LIVING
• IN UNIT LAUNDRY
• ATTACHED ONE CAR GARAGE
• SECURE STORAGE
• HOA COVERS WATER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $80k (16.2% below list).
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $80k (16.2% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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.
• Marion Independent School District (suburban): math 68% / reading 70% proficiency, ranked #158 of 289 in IA (top 55%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Vernon Middle School (math 66% / reading 65%, grade A-, #153 of 246 statewide, top 62%, 668 students, 40% FRL); Marion High School (math 69% / reading 80%, grade B+, #89 of 336 statewide, top 30%, 722 students, 28% FRL).
• Market conditions: Rents rising fast (+14.7%/yr); 236 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,023 units permitted in Linn County in 2024 (456 in 5+ unit buildings).
• This rent is only 16% of the median local income ($75k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k 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 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.

Recommended offer $79,610 (16.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 1.08% ✓
• Cap rate: 5.19%
• Cash-on-cash: -3.93%
• DSCR: 0.83
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.2%
• Equity multiple: 0.42×
• Total profit: $-15,362
• Equity at exit: $14,165

10-year hold

• IRR: 2.0%
• Equity multiple: 1.18×
• Total profit: $4,798
• Equity at exit: $8,214

Cash invested: $26,600 (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: 236
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,025 high
• Mortgage (P&I): −$498
• Tax from tax record: −$169 /mo · $2,030/yr
• Insurance: −$40
• HOA: −$190
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $-87

Break-even live

Break-even rent $1,135

Max offer price $79,610

Occupancy floor —

Sensitivity live

Price	-10% $-33	-5% $-60	+0% $-87	+5% $-114	+10% $-141
Rent	-10% $-168	-5% $-128	+0% $-87	+5% $-47	+10% $-6
Rate	-1.0pp $-39	-0.5pp $-63	base $-87	+0.5pp $-112	+1.0pp $-137

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1020 Twixt Town Rd Marion, IA	1.0	1.0	1230	$825	$0.67	14d	1	0.42mi
345 Marion Blvd Marion, IA	2.0	1.0–2.0	680	$2,600	$3.82	14d	1	0.45mi
127 Southview Dr Marion, IA	2.0	1.0	1230	$950	$0.77	44d	1	0.45mi
4341 1st Ave SE Cedar Rapids, IA	2.0	1.0	610	$1,000	$1.64	44d	1	0.60mi
400 Lindale Dr Marion, IA	3.0	2.0	942	$1,092	$1.16	14d	1	0.68mi
253 38th Street Dr SE Cedar Rapids, IA	2.0	1.0	757	$799	$1.06	44d	1	0.86mi
1501 Grand Ave Marion, IA	2.0	1.0	800	$868	$1.08	44d	1	1.23mi
306 29th Street Dr SE Cedar Rapids, IA	2.0	1.0	1100	$850	$0.77	21d	1	1.37mi

HOA detail

• Monthly dues: $190 · $2,280/yr
• Likely covers: watersewertrashlandscapingsnow removal

Listing history 4 events

1. 2026-04-06
   status Pending

   Show marketing remark (910 chars)

   Low-maintenance living at a price that makes sense. This second-level condo is a smart place to call home. At 1,126 sq ft, you get two bedrooms, two full baths including a private bath off the primary with a walk-in closet, an eat-in kitchen with a formal dining area, and the convenience of in-unit laundry. The unit has been well maintained and is ready for your personal touch over time. Attached one-car garage with direct building access, secure storage on the same level, and an HOA that covers water, sewer, trash, snow removal, and lawn care. Less to manage, more time to enjoy it. Cats and small caged animals (rabbits, guinea pigs, hamsters) are permitted. Dogs are not allowed, with the exception of documented service animals with association approval. Property is exempt from Seller's Property Disclosure requirements pursuant to Iowa Code 558A as this transfer is being made by Power of Attorney.

2. 2026-04-06
   status Pending 910-char remark

   Show marketing remark (910 chars)

   Low-maintenance living at a price that makes sense. This second-level condo is a smart place to call home. At 1,126 sq ft, you get two bedrooms, two full baths including a private bath off the primary with a walk-in closet, an eat-in kitchen with a formal dining area, and the convenience of in-unit laundry. The unit has been well maintained and is ready for your personal touch over time. Attached one-car garage with direct building access, secure storage on the same level, and an HOA that covers water, sewer, trash, snow removal, and lawn care. Less to manage, more time to enjoy it. Cats and small caged animals (rabbits, guinea pigs, hamsters) are permitted. Dogs are not allowed, with the exception of documented service animals with association approval. Property is exempt from Seller's Property Disclosure requirements pursuant to Iowa Code 558A as this transfer is being made by Power of Attorney.

3. 2026-04-01
   listed $95,000 Active

   Show marketing remark (910 chars)

   Low-maintenance living at a price that makes sense. This second-level condo is a smart place to call home. At 1,126 sq ft, you get two bedrooms, two full baths including a private bath off the primary with a walk-in closet, an eat-in kitchen with a formal dining area, and the convenience of in-unit laundry. The unit has been well maintained and is ready for your personal touch over time. Attached one-car garage with direct building access, secure storage on the same level, and an HOA that covers water, sewer, trash, snow removal, and lawn care. Less to manage, more time to enjoy it. Cats and small caged animals (rabbits, guinea pigs, hamsters) are permitted. Dogs are not allowed, with the exception of documented service animals with association approval. Property is exempt from Seller's Property Disclosure requirements pursuant to Iowa Code 558A as this transfer is being made by Power of Attorney.

4. 2026-04-01
   listed $95,000 Active 910-char remark

   Show marketing remark (910 chars)

   Low-maintenance living at a price that makes sense. This second-level condo is a smart place to call home. At 1,126 sq ft, you get two bedrooms, two full baths including a private bath off the primary with a walk-in closet, an eat-in kitchen with a formal dining area, and the convenience of in-unit laundry. The unit has been well maintained and is ready for your personal touch over time. Attached one-car garage with direct building access, secure storage on the same level, and an HOA that covers water, sewer, trash, snow removal, and lawn care. Less to manage, more time to enjoy it. Cats and small caged animals (rabbits, guinea pigs, hamsters) are permitted. Dogs are not allowed, with the exception of documented service animals with association approval. Property is exempt from Seller's Property Disclosure requirements pursuant to Iowa Code 558A as this transfer is being made by Power of Attorney.

ⓘ 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: $2,030 · $169/mo
• Projected year-2 tax: $2,030 · $169/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 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: $12,301
• − Mortgage interest: −$5,321
• − Property taxes: −$2,030
• − Insurance: −$475
• − Repairs & maintenance: −$984
• − Management: −$984
• − HOA: −$2,280
• − Depreciation: −$2,764
• Taxable loss: −$2,537
• Est. tax savings @ 24.0%: +$609
• After-tax cash flow: $-437/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: Marion Independent School District
• NCES district ID: 1918690
• Math proficiency: 68% ▼ -6.00%
• Reading proficiency: 70% ▲ 2.00%
• Median HH income: $49,541
• Composite: 58.49/100
• National rank: #997
• State rank: #158 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

+0.0% since first listed

4 events — show timeline

• 2026-04-06 Pending — ICAARMLS
• 2026-04-06 Pending — CRAAR, CDRMLS
• 2026-04-01 Listed $95,000 CRAAR, CDRMLS
• 2026-04-01 Listed $95,000 ICAARMLS

Property tax history

+2.8%/yr

Latest (2025): $2,030 · +3.6% YoY. Source: county tax records.