1402 21st Avenue Pl · Coralville, IA 52241

$85,000

2 bd · 1.0 ba · 608 sqft · Condo public records · 1 Days on market

Built 1966

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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 +25.5/30.0
• DSCR +8.5/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Livability +4.5/5.0
• Rent growth +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity or perhaps your first home. First floor unit with plenty of storage. Newer LVP. HOA pays water. Onsite laundry and plenty of parking.

Key facts

• 2 parking spots
• Built 1966

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; HOA covers trash, grounds maintenance, structure maintenance, water, and sewer

Exterior

• Parking: Off-street parking; 2 parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential condominium; Located in Oakwood Village
• Construction: Brick and frame construction
• Exterior features: Clubhouse; Sidewalks

Interior

• Kitchen: Refrigerator included
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s); Natural gas forced-air heating
• Interior features: Double-pane windows; Tile flooring; Refrigerator included; No fireplace
• Laundry & utility: No laundry hookups in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 9.1% vs local median 2.1% in Coralville — 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 90/100 on livability (#5 in IA, #89 nationally) — a professional / high-income tenant draw. Strengths: commute A+, employment A+, housing A+; Watch: amenities C-.
• Iowa City Community School District (urban): math 65% / reading 70% proficiency, ranked #174 of 289 in IA (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Kirkwood Elementary School (math 27% / reading 37%, grade F, #601 of 616 statewide, top 98%, 269 students, 69% FRL); Liberty High School (math 71% / reading 80%, grade A-, #79 of 336 statewide, top 25%, 1,167 students, 25% FRL) — zoned schools average 47% FRL vs 30% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 54% at this address vs 68% district-wide (-14 pts) — the specific schools serving this property underperform the Iowa City Community School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.1%/yr); 374 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 714 units permitted in Johnson County in 2024 (158 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Johnson County population projected at +60% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 6.1% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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 $68k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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: 1.31% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.01%
• DSCR: 1.45
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.14% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.11×
• Total profit: $2,564
• Equity at exit: $12,674

10-year hold

• IRR: 15.4%
• Equity multiple: 2.46×
• Total profit: $34,644
• Equity at exit: $7,349

Cash invested: $23,800 (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 52241

• Rents YoY: 6.1%
• Active inventory: 374
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$93 /mo · $1,116/yr
• Insurance: −$35
• HOA est. from 4 same-building comps: −$104
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $199

Break-even live

Break-even rent $858

Max offer price $85,000

Occupancy floor 77%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
601 21st Avenue Pl Coralville, IA	1.0	1.0	608	$950	$1.56	43d	1	0.07mi
209 Holiday Rd Coralville, IA	1.0	1.0	600	$835	$1.39	43d	1	1.31mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-05-29
   status Pending
2. 2026-05-28
   listed $85,000 Active
3. 2024-10-28
   soldstatus $68,000
4. 2024-10-17
   soldstatus $68,000 Closed 162-char remark

   Show marketing remark (162 chars)

   Great investment opportunity or perhaps your first home. First floor unit with plenty of storage. Newer LVP. HOA pays water. Onsite laundry and plenty of parking.

5. 2024-09-21
   historical Active Under Contract 162-char remark

   Show marketing remark (162 chars)

   Great investment opportunity or perhaps your first home. First floor unit with plenty of storage. Newer LVP. HOA pays water. Onsite laundry and plenty of parking.

6. 2024-09-08
   status Active 162-char remark

   Show marketing remark (162 chars)

   Great investment opportunity or perhaps your first home. First floor unit with plenty of storage. Newer LVP. HOA pays water. Onsite laundry and plenty of parking.

7. 2024-09-04
   historical Active Under Contract 162-char remark

   Show marketing remark (162 chars)

   Great investment opportunity or perhaps your first home. First floor unit with plenty of storage. Newer LVP. HOA pays water. Onsite laundry and plenty of parking.

8. 2024-08-25
   listed $75,000 Active 162-char remark

   Show marketing remark (162 chars)

   Great investment opportunity or perhaps your first home. First floor unit with plenty of storage. Newer LVP. HOA pays water. Onsite laundry and plenty of parking.

9. 2015-08-10
   soldstatus $52,000
10. 2015-07-22
    soldstatus $52,000 280-char remark

    Show marketing remark (280 chars)

    Are you an Investor? Are you looking for income properties or maybe your first home? This 1 Bedroom and 1 Bath condo may be what you are looking for. 1st floor, good storage and much more! For added convenience, you have an onsite laundry and plenty of parking. Water paid by HOA.

11. 2015-05-18
    listed $52,000 280-char remark

    Show marketing remark (280 chars)

    Are you an Investor? Are you looking for income properties or maybe your first home? This 1 Bedroom and 1 Bath condo may be what you are looking for. 1st floor, good storage and much more! For added convenience, you have an onsite laundry and plenty of parking. Water paid by HOA.

12. 2006-07-05
    soldstatus $56,500

ⓘ 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: $1,116 · $93/mo
• Projected year-2 tax: $1,225 · $102/mo
• Expected delta: +$109/yr (+$9/mo · 9.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥106°F today · 16 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: $13,318
• − Mortgage interest: −$4,761
• − Property taxes: −$1,116
• − Insurance: −$425
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − HOA: −$1,248
• − Depreciation: −$2,473
• Taxable income: $1,164
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $2,104/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: Iowa City Community School District
• NCES district ID: 1914700
• Math proficiency: 65% ▼ -6.00%
• Reading proficiency: 70% ▲ 2.00%
• Median HH income: $50,229
• Composite: 57.3/100
• National rank: #1088
• State rank: #174 of 289 in IA

Livability — Coralville

• Score: 90/100
• State rank: #5
• US rank: #89

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coralville, IA
• County: Johnson County · 132,710 people
• City population: 23,250
• Metro: Iowa City, IA
• Population (ZIP): 23,250
• Household income: $69,243
• Rent vs Own: 44.0% rent · 56.0% own
• Severe rent burden: 1220.0

Population outlook (Johnson County) Hauer SSP2

• Today (2025): 180,405 people
• By 2030: 200,014 · +10.9%
• By 2040: 241,428 · +33.8%
• By 2050: 288,144 · +59.7%
• By 2075: 420,009 · +132.8%
• By 2100: 546,596 · +203.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Black 15% Asian 10% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 3% Ukrainian 3% Slovak 2%
• Foreign-born: 16% · China, Canada, South Korea
• Languages at home: 78% English-only · Chinese 4% Spanish 4% Other Indo-European 4%

Political lean MEDSL · Johnson

• 2024 margin: Solid D (+38.1) · D 68.4% · R 30.3% · Other 1.3%
• 2008→2024 swing: -3.4pp toward R · 2008: 41.5pp · 2024: 38.1pp
• All cycles: 2024: D+38.1 2020: D+43.2 2016: D+38.3 2012: D+35.4 2008: D+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.15%
• Current HPI: 154.7424
• Rent YoY: ▲ 6.14%
• Metro: Iowa City, 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

+50.4% since first listed

12 events — show timeline

• 2026-05-29 Pending — ICAARMLS
• 2026-05-28 Listed $85,000 ICAARMLS
• 2024-10-28 Sold (Public Records) $68,000 Public Records
• 2024-10-17 Sold (MLS) $68,000 ICAARMLS
• 2024-09-21 Contingent — ICAARMLS
• 2024-09-08 Relisted — ICAARMLS
• 2024-09-04 Contingent — ICAARMLS
• 2024-08-25 Listed $75,000 ICAARMLS
• 2015-08-10 Sold (Public Records) $52,000 Public Records
• 2015-07-22 Sold (MLS) $52,000 ICAARMLS
• 2015-05-18 Listed $52,000 ICAARMLS
• 2006-07-05 Sold (Public Records) $56,500 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,116 · +1.3% YoY. Source: county tax records.