418 Oaklawn Ave · Waterloo, IA 50701

$50,000

2 bd · 1.5 ba · 1,020 sqft · Townhouse public records · 123 Days on market

Built 1919 2,380 sqft lot $49/sqft · 6% above area Est $47k · 6% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +4.8/15.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this inviting 2-bedroom, 1-bath townhouse in Waterloo — offering comfort, convenience, and low-maintenance living in a great location. Step inside to a bright and functional main level featuring a spacious living area perfect for relaxing or entertaining. The adjoining kitchen offers ample cabinet space and a practical layout that makes everyday living easy. Upstairs, you’ll find two comfortable bedrooms with generous closet space and a full bath. Enjoy the benefits of townhouse living with minimal exterior upkeep, dedicated parking, and a layout that maximizes space and natural light. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this property delivers exceptional value. Don’t miss your chance to own an affordable and move-in-ready home in Waterloo — schedule your private showing today!

Key facts

• Ample cabinet space
• Dedicated parking
• Built 1919

Tags

• DEDICATED PARKING
• AMPLE CABINET SPACE
• GENEROUS CLOSET SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $50k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($885 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 4.2% 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: schools C-, 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.
• Market conditions: Rents rising (+3.8%/yr); 282 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).
• This rent is only 17% of the median local income ($61k/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 $346 of loan paydown is wiped out by about $2k 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 $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $20k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.77% ✓
• Cap rate: 14.62%
• Cash-on-cash: 29.73%
• DSCR: 2.32
• GRM: 4.7

CMA / ARV

• ARV (median comp): $47,204
• List price: $50,000
• Delta: 5.92%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 Oaklawn Ave	0.01mi	2/1.0	952 (-7%)	10mo	$65,000	$68	78
420 Oaklawn Ave	0.00mi	2/1.0	1,071 (+5%)	24mo	$39,000	$36	70

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: 25.2%
• Equity multiple: 2.05×
• Total profit: $14,724
• Equity at exit: $7,455

10-year hold

• IRR: 33.4%
• Equity multiple: 4.17×
• Total profit: $44,333
• Equity at exit: $4,323

Cash invested: $14,000 (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 50701

• Rents YoY: 3.8%
• Active inventory: 282
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $885 high
• Mortgage (P&I): −$262
• Tax from tax record: −$70 /mo · $834/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $347

Break-even live

Break-even rent $446

Max offer price $50,000

Occupancy floor 56%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
416 Sunnyside Ave Waterloo, IA	3.0	1.0	1200	$825	$0.69	43d	1	0.10mi
418 Sunnyside Ave Waterloo, IA	3.0	1.0	1200	$675	$0.56	43d	1	0.10mi
1254 W Mullan Ave Unit 1254 Waterloo, IA	2.0	1.0	864	$775	$0.90	20d	1	0.11mi
1272 W Mullan Ave Unit 1272 Waterloo, IA	2.0	1.0	864	$825	$0.95	20d	1	0.11mi
820 W 2nd St Apt 2 Waterloo, IA	2.0	1.5	1100	$695	$0.63	43d	1	0.23mi
313 Denver St Unit Downstairs Waterloo, IA	2.0	1.5	950	$695	$0.73	20d	1	0.31mi
626 W 2nd St Unit 1 Waterloo, IA	1.0	1.0	857	$750	$0.88	20d	1	0.32mi
218 South St Unit 5 Waterloo, IA	1.0	1.0	800	$545	$0.68	43d	1	0.35mi
1427 W 2nd St Waterloo, IA	3.0	1.0	1248	$1,250	$1.00	43d	1	0.38mi
W Mullan Ave Waterloo, IA	2.0	1.0	918	$710	$0.77	43d	2	0.38mi
21 W Jefferson St Waterloo, IA	1.0	1.0	711	$1,410	$1.98	20d	6	0.50mi
45 W Jefferson St Waterloo, IA	1.0–2.0	1.0–2.0	1062	$1,750	$1.65	20d	9	0.51mi
702 Western Ave Waterloo, IA	2.0	1.5	1500	$1,100	$0.73	20d	1	0.55mi
1524 1/2 W 5th St Unit 1524 1/2 Waterloo, IA	2.0	1.0	981	$850	$0.87	20d	1	0.57mi
616 Kimball Ave Waterloo, IA	3.0	1.0	1302	$1,100	$0.84	43d	1	0.57mi
706 South St Unit B Waterloo, IA	2.0	1.0	750	$635	$0.85	20d	1	0.61mi
706 South St Waterloo, IA	2.0	1.0	750	$675	$0.90	43d	1	0.61mi
302 Commercial St Waterloo, IA	1.0	1.0	901	$1,100	$1.22	20d	1	0.62mi
719 Marsh St Waterloo, IA	3.0	1.0	1224	$1,100	$0.90	20d	1	0.64mi
733 Baltimore St Waterloo, IA	1.0	1.0	724	$700	$0.97	43d	1	0.65mi
1121 W 7th St Waterloo, IA	1.0	1.0	800	$725	$0.91	43d	1	0.67mi
136 Janney Ave Waterloo, IA	2.0	2.0	901	$1,325	$1.47	43d	1	0.68mi
223 W 4th St Ste 203 Waterloo, IA	2.0	1.5	1466	$1,250	$0.85	43d	1	0.71mi
905 Baltimore St Waterloo, IA	3.0	1.5	1392	$1,025	$0.74	43d	1	0.74mi
1008 Leavitt St Waterloo, IA	2.0	1.0	700	$920	$1.31	20d	1	0.75mi
611 Johnson St Unit 11 Waterloo, IA	2.0	1.0	800	$895	$1.12	43d	1	0.75mi
611 Johnson St Unit 8 Waterloo, IA	2.0	1.0	800	$825	$1.03	43d	1	0.75mi
1014 Leavitt St Waterloo, IA	2.0	1.0	700	$1,060	$1.51	20d	2	0.77mi
200 Parkview Blvd Waterloo, IA	2.0	1.0	744	$725	$0.97	20d	1	0.92mi
254 Parkview Blvd Unit 254 Waterloo, IA	2.0	1.0	744	$795	$1.07	43d	1	0.94mi
226 Palmer Dr Unit 226-B Waterloo, IA	2.0	1.0	800	$780	$0.97	20d	1	0.97mi
237 Miriam Dr Apt B Waterloo, IA	2.0	1.0	750	$725	$0.97	43d	1	0.99mi
225 Miriam Dr Unit A Waterloo, IA	2.0	1.0	700	$650	$0.93	43d	1	0.99mi
311 E 3rd St Waterloo, IA	2.0	2.0	1154	$1,500	$1.30	20d	1	1.02mi
520 Lafayette St Unit A Waterloo, IA	2.0	1.0	800	$750	$0.94	43d	1	1.04mi
824 Sycamore St Unit 824-09 Waterloo, IA	2.0	2.0	1054	$1,250	$1.19	43d	1	1.05mi
1112 Byron Ave Unit 1114 Waterloo, IA	2.0	1.0	896	$930	$1.04	20d	1	1.08mi
924 Sycamore St #1 Waterloo, IA	2.0	2.0	1054	$1,250	$1.19	43d	1	1.09mi
2539 W 3rd St Waterloo, IA	3.0	2.5	1200	$1,695	$1.41	20d	1	1.12mi
920-928 Sycamore St Unit 920-07 Waterloo, IA	2.0	2.0	1054	$1,250	$1.19	43d	1	1.12mi

Listing history 26 events

1. 2026-06-19
   days on market $50,000 Active 123 DOM
2. 2026-06-18
   days on market $50,000 Active 122 DOM
3. 2026-06-17
   days on market $50,000 Active 121 DOM
4. 2026-06-16
   days on market $50,000 Active 120 DOM
5. 2026-06-15
   days on market $50,000 Active 119 DOM
6. 2026-06-14
   days on market $50,000 Active 117 DOM
7. 2026-06-13
   pricedays on market $50,000 Active 116 DOM
8. 2026-06-10
   days on market $65,000 Active 114 DOM
9. 2026-06-09
   days on market $65,000 Active 113 DOM
10. 2026-06-08
    days on market $65,000 Active 112 DOM
11. 2026-06-07
    days on market $65,000 Active 111 DOM
12. 2026-06-05
    days on market $65,000 Active 108 DOM
13. 2026-06-03
    days on market $65,000 Active 107 DOM
14. 2026-06-02
    days on market $65,000 Active 106 DOM
15. 2026-06-01
    days on market $65,000 Active 105 DOM
16. 2026-05-31
    days on market $65,000 Active 104 DOM
17. 2026-05-30
    days on market $65,000 Active 103 DOM
18. 2026-05-19
    price $65,000 881-char remark

    Show marketing remark (881 chars)

    Welcome home to this inviting 2-bedroom, 1-bath townhouse in Waterloo — offering comfort, convenience, and low-maintenance living in a great location. Step inside to a bright and functional main level featuring a spacious living area perfect for relaxing or entertaining. The adjoining kitchen offers ample cabinet space and a practical layout that makes everyday living easy. Upstairs, you’ll find two comfortable bedrooms with generous closet space and a full bath. Enjoy the benefits of townhouse living with minimal exterior upkeep, dedicated parking, and a layout that maximizes space and natural light. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this property delivers exceptional value. Don’t miss your chance to own an affordable and move-in-ready home in Waterloo — schedule your private showing today!

19. 2026-02-16
    listed $70,000 Active 881-char remark

    Show marketing remark (881 chars)

    Welcome home to this inviting 2-bedroom, 1-bath townhouse in Waterloo — offering comfort, convenience, and low-maintenance living in a great location. Step inside to a bright and functional main level featuring a spacious living area perfect for relaxing or entertaining. The adjoining kitchen offers ample cabinet space and a practical layout that makes everyday living easy. Upstairs, you’ll find two comfortable bedrooms with generous closet space and a full bath. Enjoy the benefits of townhouse living with minimal exterior upkeep, dedicated parking, and a layout that maximizes space and natural light. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this property delivers exceptional value. Don’t miss your chance to own an affordable and move-in-ready home in Waterloo — schedule your private showing today!

20. 2022-12-02
    soldstatus $49,000
21. 2022-11-30
    soldstatus $49,000 Closed 200-char remark

    Show marketing remark (200 chars)

    A spacious brick townhouse. Currently rented out. This is a great rental property for the seasoned investor or someone just getting started. Owner is a licensed real estate agent in the State of Iowa.

22. 2022-11-03
    status Pending 200-char remark

    Show marketing remark (200 chars)

    A spacious brick townhouse. Currently rented out. This is a great rental property for the seasoned investor or someone just getting started. Owner is a licensed real estate agent in the State of Iowa.

23. 2022-10-20
    status Active 200-char remark

    Show marketing remark (200 chars)

    A spacious brick townhouse. Currently rented out. This is a great rental property for the seasoned investor or someone just getting started. Owner is a licensed real estate agent in the State of Iowa.

24. 2022-10-01
    status Pending 200-char remark

    Show marketing remark (200 chars)

    A spacious brick townhouse. Currently rented out. This is a great rental property for the seasoned investor or someone just getting started. Owner is a licensed real estate agent in the State of Iowa.

25. 2022-09-19
    listed $53,000 Active 200-char remark

    Show marketing remark (200 chars)

    A spacious brick townhouse. Currently rented out. This is a great rental property for the seasoned investor or someone just getting started. Owner is a licensed real estate agent in the State of Iowa.

26. 2020-09-25
    soldstatus $16,000

ⓘ 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: $834 · $70/mo
• Projected year-2 tax: $834 · $70/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 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

Taxation est. · year 1

• Rental income: $10,623
• − Mortgage interest: −$2,801
• − Property taxes: −$834
• − Insurance: −$250
• − Repairs & maintenance: −$850
• − Management: −$850
• − Depreciation: −$1,455
• Taxable income: $3,584
• Est. tax owed @ 24.0%: −$860
• After-tax cash flow: $3,302/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: 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

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 · 112,933 people
• City population: 69,066
• Metro: Waterloo-Cedar Falls, IA
• Population (ZIP): 30,232
• Household income: $61,475
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 1377.0

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
▸Retail / Convenience	1	$15B

Price history

+306.2% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $65,000 NEIRBR as distributed by MLS GRID
• 2026-02-16 Listed $70,000 NEIRBR as distributed by MLS GRID
• 2022-12-02 Sold (Public Records) $49,000 Public Records
• 2022-11-30 Sold (MLS) $49,000 NEIRBR as distributed by MLS GRID
• 2022-11-03 Pending — NEIRBR as distributed by MLS GRID
• 2022-10-20 Relisted — NEIRBR as distributed by MLS GRID
• 2022-10-01 Pending — NEIRBR as distributed by MLS GRID
• 2022-09-19 Listed $53,000 NEIRBR as distributed by MLS GRID
• 2020-09-25 Sold (Public Records) $16,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $834 · +8.6% YoY. Source: county tax records.