452 8th Ave SW · Cedar Rapids, IA 52404

$89,950

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 41 Days on market

Built 1904 2,178 sqft lot Est $136k · 34% under ↓ 10% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.7/5.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

All the work is done, just move in! Great 1st time homebuyer property. Shows great because of new paint and flooring throughout home. Updated kitchen and bath 2022. Main floor BR and 2 in the upper level. One BR on upper level much larger than others and one BR has 2 Cedar closets. Main floor LR, DR, and kitchen. New wood front deck in 2019. Sliders from DR to Large rear deck to entertain on and it also has an outside storage area. New roof 2018. Maintenance free vinyl siding on home. Clean and dry basement. Investors, this home has rented for $875 for the last 2 years.

Key facts

• 2,178 sq ft lot
• Built 1904
• Listed 41 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $687 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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: Cedar River Academy At Taylor (math 22% / reading 27%, grade F, #613 of 616 statewide, top 100%, 296 students, 78% FRL); Wilson Middle School (math 42% / reading 49%, grade D+, #231 of 246 statewide, top 94%, 395 students, 72% FRL); Thomas Jefferson High School (math 41% / reading 62%, grade D+, #307 of 336 statewide, top 91%, 1,543 students, 56% FRL) — zoned schools average 69% FRL vs 43% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 40% at this address vs 54% district-wide (-14 pts) — the specific schools serving this property underperform the Cedar Rapids Community School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+8.8%/yr); 415 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,023 units permitted in Linn County in 2024 (456 in 5+ unit buildings).
• This rent runs 32% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,251 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.86% ✓
• Cap rate: 15.46%
• Cash-on-cash: 32.75%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $135,525
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
452 8th Ave SW	0.00mi	3/1.0	975 (0%)	1mo	$82,950	$85	100
716 9th St St	0.25mi	2/1.0 (-1)	972 (-0%)	2mo	$153,500	$158	82
915 8th St St SW	0.19mi	2/1.0 (-1)	1,040 (+7%)	8mo	$133,500	$128	69
280 14th Ave Ave SW	0.49mi	3/1.0	950 (-3%)	6mo	$101,500	$107	68
804 SW N St	0.16mi	2/1.5 (-1)	1,095 (+12%)	1mo	$42,250	$39	64
1221 A Ave	0.65mi	2/1.0 (-1)	972 (-0%)	0mo	$19,000	$20	64
517 2nd St SW	0.36mi	2/1.0 (-1)	1,052 (+8%)	5mo	$155,000	$147	61
714 East Ave NW	0.73mi	3/1.0	965 (-1%)	7mo	$305,000	$316	58
1426 N St SW	0.38mi	2/1.0 (-1)	864 (-11%)	5mo	$124,250	$144	54
810 3rd Ave SW	0.31mi	2/1.0 (-1)	1,118 (+15%)	6mo	$75,000	$67	51
192 15th Ave SW	0.66mi	2/1.0 (-1)	836 (-14%)	2mo	$170,000	$203	39
1128 B Ave NW	0.74mi	2/1.0 (-1)	840 (-14%)	3mo	$117,000	$139	35

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: 33.5%
• Equity multiple: 2.51×
• Total profit: $38,078
• Equity at exit: $13,412

10-year hold

• IRR: 43.1%
• Equity multiple: 6.16×
• Total profit: $129,889
• Equity at exit: $7,777

Cash invested: $25,186 (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 52404

• Rents YoY: 8.8%
• Active inventory: 415
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,672 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$124 /mo · $1,492/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $687

Break-even live

Break-even rent $802

Max offer price $89,950

Occupancy floor 54%

Sensitivity live

Price	-10% $738	-5% $713	+0% $687	+5% $662	+10% $637
Rent	-10% $555	-5% $621	+0% $687	+5% $754	+10% $820
Rate	-1.0pp $733	-0.5pp $710	base $687	+0.5pp $664	+1.0pp $640

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: $22,488
• Closing costs: $2,698
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
612 4th Ave SW Unit 612 Upper Cedar Rapids, IA	2.0	1.0	616	$2,000	$3.25	22d	1	0.18mi
417 9th St NW Cedar Rapids, IA	3.0	1.0	1061	$1,300	$1.23	44d	1	0.64mi
906 10th St SE Cedar Rapids, IA	1.0–2.0	1.0–2.0	890	$1,300	$1.46	14d	6	1.38mi

Listing history 11 events

1. 2026-04-27
   status Pending
2. 2026-03-17
   listed $89,950 Active
3. 2025-10-02
   price $92,500
4. 2025-06-27
   price $95,000
5. 2025-03-16
   price $99,500
6. 2022-11-04
   soldstatus $82,500 Closed 577-char remark

   Show marketing remark (577 chars)

   All the work is done, just move in! Great 1st time homebuyer property. Shows great because of new paint and flooring throughout home. Updated kitchen and bath 2022. Main floor BR and 2 in the upper level. One BR on upper level much larger than others and one BR has 2 Cedar closets. Main floor LR, DR, and kitchen. New wood front deck in 2019. Sliders from DR to Large rear deck to entertain on and it also has an outside storage area. New roof 2018. Maintenance free vinyl siding on home. Clean and dry basement. Investors, this home has rented for $875 for the last 2 years.

7. 2022-11-04
   soldstatus $82,500

   Show marketing remark (577 chars)

   All the work is done, just move in! Great 1st time homebuyer property. Shows great because of new paint and flooring throughout home. Updated kitchen and bath 2022. Main floor BR and 2 in the upper level. One BR on upper level much larger than others and one BR has 2 Cedar closets. Main floor LR, DR, and kitchen. New wood front deck in 2019. Sliders from DR to Large rear deck to entertain on and it also has an outside storage area. New roof 2018. Maintenance free vinyl siding on home. Clean and dry basement. Investors, this home has rented for $875 for the last 2 years.

8. 2022-10-18
   status Pending 577-char remark

   Show marketing remark (577 chars)

   All the work is done, just move in! Great 1st time homebuyer property. Shows great because of new paint and flooring throughout home. Updated kitchen and bath 2022. Main floor BR and 2 in the upper level. One BR on upper level much larger than others and one BR has 2 Cedar closets. Main floor LR, DR, and kitchen. New wood front deck in 2019. Sliders from DR to Large rear deck to entertain on and it also has an outside storage area. New roof 2018. Maintenance free vinyl siding on home. Clean and dry basement. Investors, this home has rented for $875 for the last 2 years.

9. 2022-10-13
   price $89,500 577-char remark

   Show marketing remark (577 chars)

   All the work is done, just move in! Great 1st time homebuyer property. Shows great because of new paint and flooring throughout home. Updated kitchen and bath 2022. Main floor BR and 2 in the upper level. One BR on upper level much larger than others and one BR has 2 Cedar closets. Main floor LR, DR, and kitchen. New wood front deck in 2019. Sliders from DR to Large rear deck to entertain on and it also has an outside storage area. New roof 2018. Maintenance free vinyl siding on home. Clean and dry basement. Investors, this home has rented for $875 for the last 2 years.

10. 2022-10-05
    price $94,500 577-char remark

    Show marketing remark (577 chars)

    All the work is done, just move in! Great 1st time homebuyer property. Shows great because of new paint and flooring throughout home. Updated kitchen and bath 2022. Main floor BR and 2 in the upper level. One BR on upper level much larger than others and one BR has 2 Cedar closets. Main floor LR, DR, and kitchen. New wood front deck in 2019. Sliders from DR to Large rear deck to entertain on and it also has an outside storage area. New roof 2018. Maintenance free vinyl siding on home. Clean and dry basement. Investors, this home has rented for $875 for the last 2 years.

11. 2022-09-15
    listed $99,500 Active 577-char remark

    Show marketing remark (577 chars)

    All the work is done, just move in! Great 1st time homebuyer property. Shows great because of new paint and flooring throughout home. Updated kitchen and bath 2022. Main floor BR and 2 in the upper level. One BR on upper level much larger than others and one BR has 2 Cedar closets. Main floor LR, DR, and kitchen. New wood front deck in 2019. Sliders from DR to Large rear deck to entertain on and it also has an outside storage area. New roof 2018. Maintenance free vinyl siding on home. Clean and dry basement. Investors, this home has rented for $875 for the last 2 years.

ⓘ 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: $1,492 · $124/mo
• Projected year-2 tax: $1,492 · $124/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 ≥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: $20,065
• − Mortgage interest: −$5,039
• − Property taxes: −$1,492
• − Insurance: −$450
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$2,617
• Taxable income: $7,258
• Est. tax owed @ 24.0%: −$1,742
• After-tax cash flow: $6,508/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): 42,958
• Household income: $61,870
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 1041.0

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 (74%)
• Race & ethnicity: White 74% Black 10% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 3% Lithuanian 2% Romanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 3% French/Haitian/Cajun 2% Other Asian/Pacific 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: ▼ -154.96%
• Current HPI: 241.81
• Rent YoY: ▲ 8.79%
• 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

-9.6% since first listed

11 events — show timeline

• 2026-04-27 Pending — CRAAR, CDRMLS
• 2026-03-17 Listed $89,950 CRAAR, CDRMLS
• 2025-10-02 Price Changed $92,500 CRAAR, CDRMLS
• 2025-06-27 Price Changed $95,000 CRAAR, CDRMLS
• 2025-03-16 Price Changed $99,500 CRAAR, CDRMLS
• 2022-11-04 Sold (Public Records) $82,500 Public Records
• 2022-11-04 Sold (MLS) $82,500 CRAAR, CDRMLS
• 2022-10-18 Pending — CRAAR, CDRMLS
• 2022-10-13 Price Changed $89,500 CRAAR, CDRMLS
• 2022-10-05 Price Changed $94,500 CRAAR, CDRMLS
• 2022-09-15 Listed $99,500 CRAAR, CDRMLS

Property tax history

+2.2%/yr

Latest (2025): $1,492 · +2.3% YoY. Source: county tax records.