1834 6th Ave SE · Cedar Rapids, IA 52403

$125,000

3 bd · 2.5 ba · 1,331 sqft · SingleFamily public records · 6 Days on market

Built 1913 5,619 sqft lot $94/sqft · at area comps Est $121k · 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 +23.1/30.0
• DSCR +7.4/10.0
• 1% rule +6.2/10.0
• ARV discount +6.1/15.0
• Rent growth +5.0/5.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Always dreamed of having a front porch on a tree lined street, this well maintained 1913 home is the perfect starter home. The front porch with the old world swing says this is home. You feel the character and charm when you walk in the front door. The living room and dining room with original floors, original woodwork and a wood burning fireplace make the home feel very cozy . The kitchen is small but functional with St Charles cabinets and a pantry. Unique to this vintage home is a main floor 1/2 bath that once had a shower and could easily be converted back. The 2nd floor has 3 good sized bedrooms and a sleeping porch, the full bath has a large storage area. The basement has a good work space and storage. The fenced yard and deck are another plus. Don't miss your chance to buy the perfect starter home

Key facts

• Attic
• Bonus room
• Main-level half bath

Tags

• HARDWOOD FLOORS
• MAIN-LEVEL HALF BATH
• LARGE FULL BATHROOM
• BONUS ROOM
• ATTIC
• DECK

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: Off-street parking; On-street parking; See remarks regarding additional parking details
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Frame construction
• Exterior features: Deck; Fenced yard; Shed(s)

Interior

• Kitchen: Range; Range hood; Dishwasher; Garbage disposal; Refrigerator; Gas water heater
• Bedrooms: 6 total rooms (includes bedrooms and other living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Central air conditioning; Fireplace insert for supplemental heat
• Interior features: Wood-burning fireplace with an insert in the living room; Basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.4% 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.
• 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: Grant Wood Elementary School (math 47% / reading 52%, grade D, #514 of 616 statewide, top 85%, 361 students, 64% FRL); Mckinley Steam Academy (math 45% / reading 55%, grade C, #216 of 246 statewide, top 88%, 448 students, 52% FRL); George Washington High School (math 44% / reading 62%, grade C-, #296 of 336 statewide, top 88%, 1,291 students, 49% FRL).
• Market conditions: Rents rising fast (+14.7%/yr); 236 active listings in the ZIP; 4 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $95k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1913 — 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. 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: 1.12% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.65%
• DSCR: 1.34
• GRM: 7.5

CMA / ARV

• ARV (median comp): $121,229
• List price: $125,000
• Delta: 3.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
513 16th ST St SE	0.25mi	3/1.5	1,332 (+0%)	1mo	$150,000	$113	83
2253 Meadowbrook Dr Dr SE	0.43mi	3/2.0	1,325 (-0%)	1mo	$204,000	$154	76
846 15th St SE	0.43mi	3/1.5	1,332 (+0%)	1mo	$121,900	$92	75
847 Camburn Ct SE	0.39mi	3/1.0	1,350 (+1%)	1mo	$148,000	$110	72
1431 5th Ave SE	0.39mi	3/1.5	1,274 (-4%)	2mo	$125,000	$98	69
1529 6th Ave SE	0.30mi	3/1.0	1,248 (-6%)	1mo	$60,000	$48	69
1751 Higley Ave Ave SE	0.25mi	2/1.0 (-1)	1,232 (-7%)	1mo	$117,500	$95	64
330 Crescent St SE	0.53mi	3/2.0	1,418 (+6%)	0mo	$282,500	$199	62
1442 4th Ave SE	0.42mi	3/1.0	1,232 (-7%)	1mo	$138,000	$112	62
2039 Park Ave SE	0.40mi	2/1.5 (-1)	1,221 (-8%)	0mo	$95,000	$78	58
2005 Washington Ave SE	0.30mi	3/1.0	1,154 (-13%)	1mo	$110,000	$95	57
335 18th St SE	0.47mi	3/1.5	1,529 (+15%)	1mo	$189,000	$124	48

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: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,354
• Equity at exit: $18,638

10-year hold

• IRR: 15.1%
• Equity multiple: 2.52×
• Total profit: $53,126
• Equity at exit: $10,808

Cash invested: $35,000 (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.

Methodology + full state rankings →

ZIP-level market 52403

• Rents YoY: 14.7%
• Active inventory: 236
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,394 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$170 /mo · $2,044/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $223

Break-even live

Break-even rent $1,111

Max offer price $125,000

Occupancy floor 79%

Sensitivity live

Price	-10% $294	-5% $259	+0% $223	+5% $188	+10% $152
Rent	-10% $113	-5% $168	+0% $223	+5% $278	+10% $333
Rate	-1.0pp $286	-0.5pp $255	base $223	+0.5pp $191	+1.0pp $158

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 Wellington St SE Cedar Rapids, IA	3.0	1.0	1366	$1,325	$0.97	21d	1	0.21mi
1017 19th St SE Cedar Rapids, IA	3.0	1.0	946	$1,100	$1.16	44d	1	0.45mi
906 10th St SE Cedar Rapids, IA	1.0–2.0	1.0–2.0	890	$1,300	$1.46	14d	6	0.59mi
511 23rd St NE Cedar Rapids, IA	2.0	1.0	888	$1,500	$1.69	44d	1	1.26mi

Listing history 5 events

1. 2026-05-10
   status Pending 895-char remark
2. 2026-05-04
   listed $125,000 Active 895-char remark
3. 2020-08-18
   soldstatus $95,000
4. 2020-08-05
   soldstatus $94,900 822-char remark

   Show marketing remark (822 chars)

   Always dreamed of having a front porch on a tree lined street, this well maintained 1913 home is the perfect starter home. The front porch with the old world swing says this is home. You feel the character and charm when you walk in the front door. The living room and dining room with original floors, original woodwork and a wood burning fireplace make the home feel very cozy . The kitchen is small but functional with St Charles cabinets and a pantry. Unique to this vintage home is a main floor 1/2 bath that once had a shower and could easily be converted back. The 2nd floor has 3 good sized bedrooms and a sleeping porch, the full bath has a large storage area. The basement has a good work space and storage. The fenced yard and deck are another plus. Don't miss your chance to buy the perfect starter home

5. 2020-06-12
   listed $94,900 822-char remark

   Show marketing remark (822 chars)

   Always dreamed of having a front porch on a tree lined street, this well maintained 1913 home is the perfect starter home. The front porch with the old world swing says this is home. You feel the character and charm when you walk in the front door. The living room and dining room with original floors, original woodwork and a wood burning fireplace make the home feel very cozy . The kitchen is small but functional with St Charles cabinets and a pantry. Unique to this vintage home is a main floor 1/2 bath that once had a shower and could easily be converted back. The 2nd floor has 3 good sized bedrooms and a sleeping porch, the full bath has a large storage area. The basement has a good work space and storage. The fenced yard and deck are another plus. Don't miss your chance to buy the perfect starter home

ⓘ 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: $2,044 · $170/mo
• Projected year-2 tax: $2,044 · $170/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 3/10 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: $16,725
• − Mortgage interest: −$7,002
• − Property taxes: −$2,044
• − Insurance: −$625
• − Repairs & maintenance: −$1,338
• − Management: −$1,338
• − Depreciation: −$3,636
• Taxable income: $742
• Est. tax owed @ 24.0%: −$178
• After-tax cash flow: $2,500/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 — 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

+31.7% since first listed

5 events — show timeline

• 2026-05-10 Pending — CRAAR, CDRMLS
• 2026-05-04 Listed $125,000 CRAAR, CDRMLS
• 2020-08-18 Sold (Public Records) $95,000 Public Records
• 2020-08-05 Sold (MLS) $94,900 CRAAR, CDRMLS
• 2020-06-12 Listed $94,900 CRAAR, CDRMLS

Property tax history

+4.5%/yr

Latest (2025): $2,044 · +2.7% YoY. Source: county tax records.