712 Upton Ave · Waterloo, IA 50701

$79,500

2 bd · 1.0 ba · 853 sqft · SingleFamily public records · 193 Days on market

Built 1929 4,600 sqft lot $93/sqft · 23% below area Est $116k · 31% under ↓ 16% since listing

---

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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.8/10.0
• 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

Huge price reduction as sellers want sold!!! Bring us your offer. .. .Heres your chance to take advantage of purchasing a great home that wont hurt the wallet where payments are lower than the majority of rents these days. . I would also like to invite investors to come and take a look as this one would be a great asset to your portfolio. Fresh interior paints and newer floor coverings in some rooms. Speaking of the living room area, this home still has the original French style doors leading out onto the enclosed front porch. Rear mud room that is perfect for extra storage. Most of the windows have been replaced with vinyl clad, along with vinyl exterior siding, making this home to have awesome curb appeal. The furnace was just serviced by a local professional hvac company and runs like a dream!!! Call now to schedule your appointment and make us an offer we cant refuse. .. By the way, this home offers immediate possession, and the kitchen dishwasher and stove, basement washer and dryer units are included too.

Key facts

• Vinyl clad windows
• Rear mud room
• Enclosed front porch

Tags

• ORIGINAL FRENCH STYLE DOORS
• ENCLOSED FRONT PORCH
• REAR MUD ROOM
• VINYL CLAD WINDOWS
• VINYL EXTERIOR SIDING
• KITCHEN DISHWASHER INCLUDED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($937 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 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.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 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 1929 — 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: 1.18% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.06%
• DSCR: 1.40
• GRM: 7.1

CMA / ARV

• ARV (median comp): $115,809
• List price: $79,500
• Delta: -31.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 Maxwell St	0.42mi	3/1.0 (+1)	850 (-0%)	1mo	$105,500	$124	74
645 Dundee Dr	0.20mi	2/2.0	922 (+8%)	3mo	$147,000	$159	71
1016 Ansborough Ave	0.52mi	2/1.0	864 (+1%)	11mo	$194,900	$226	65
606 Wallgate Ave	0.25mi	2/2.0	964 (+13%)	3mo	$120,000	$124	60
2621 University Ave	0.73mi	2/1.0	864 (+1%)	5mo	$168,500	$195	60
422 Hartman Ave. Ave	0.48mi	2/1.0	762 (-11%)	1mo	$99,000	$130	59
1111 Upton Ave	0.21mi	3/1.0 (+1)	936 (+10%)	13mo	$165,900	$177	58
1311 Magnolia Pkwy	0.70mi	2/1.0	834 (-2%)	8mo	$122,000	$146	57
743 Wallgate Ave	0.38mi	2/1.0	972 (+14%)	5mo	$85,000	$87	55
724 Kirkwood Ave	0.27mi	3/1.0 (+1)	972 (+14%)	6mo	$170,250	$175	55
1033 Dundee Ave	0.52mi	2/1.0	780 (-9%)	12mo	$119,000	$153	52
115 Harwood Ave	0.58mi	2/1.5	916 (+7%)	13mo	$125,000	$136	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 · 3.8% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-1,392
• Equity at exit: $11,854

10-year hold

• IRR: 8.9%
• Equity multiple: 1.71×
• Total profit: $15,856
• Equity at exit: $6,874

Cash invested: $22,260 (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: 7.1×

Monthly cashflow live

• Estimated rent: $937 high
• Mortgage (P&I): −$417
• Tax from tax record: −$122 /mo · $1,470/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $168

Break-even live

Break-even rent $725

Max offer price $79,500

Occupancy floor 77%

Sensitivity live

Price	-10% $213	-5% $191	+0% $168	+5% $146	+10% $123
Rent	-10% $94	-5% $131	+0% $168	+5% $205	+10% $242
Rate	-1.0pp $208	-0.5pp $188	base $168	+0.5pp $147	+1.0pp $126

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 Auburn St Waterloo, IA	3.0	1.0	983	$1,450	$1.48	44d	1	0.48mi
1653 Carriage Hill Dr #1 Waterloo, IA	2.0	1.0	721	$795	$1.10	21d	1	0.65mi
136 Janney Ave Waterloo, IA	2.0	2.0	901	$1,325	$1.47	44d	1	0.74mi
1115 Doreen Ave Unit 1115-12 Waterloo, IA	2.0	1.0	800	$785	$0.98	44d	1	0.76mi
1115 Doreen Ave Unit 1120-3 Waterloo, IA	3.0	1.0	865	$890	$1.03	44d	1	0.76mi
1124 Kern St Waterloo, IA	2.0	1.0	740	$950	$1.28	44d	1	0.96mi
1254 W Mullan Ave Unit 1254 Waterloo, IA	2.0	1.0	864	$775	$0.90	21d	1	1.29mi
1272 W Mullan Ave Unit 1272 Waterloo, IA	2.0	1.0	864	$825	$0.95	21d	1	1.30mi
3621 Sager Ave Waterloo, IA	2.0	1.0	851	$795	$0.93	44d	1	1.34mi
661 Dawson St Waterloo, IA	2.0	1.0	704	$895	$1.27	21d	1	1.38mi
1118 Tiffany Pl #3 Waterloo, IA	1.0	1.0	718	$750	$1.04	44d	1	1.38mi
1118 Tiffany Pl #12 Waterloo, IA	2.0	1.0	851	$795	$0.93	21d	1	1.38mi
1132 Tiffany Pl Waterloo, IA	2.0	1.0	857	$795	$0.93	44d	1	1.38mi
657 Dawson St Waterloo, IA	2.0	1.0	692	$810	$1.17	44d	1	1.39mi
211 W Wellington St Unit 211 1/2 Wellington Waterloo, IA	1.0	1.0	600	$600	$1.00	44d	1	1.41mi
209 Baltimore St Waterloo, IA	1.0	1.0	618	$650	$1.05	44d	1	1.46mi

Listing history 23 events

1. 2026-06-19
   days on market $79,500 Active 193 DOM
2. 2026-06-18
   days on market $79,500 Active 192 DOM
3. 2026-06-17
   days on market $79,500 Active 191 DOM
4. 2026-06-16
   days on market $79,500 Active 190 DOM
5. 2026-06-15
   days on market $79,500 Active 189 DOM
6. 2026-06-14
   days on market $79,500 Active 187 DOM
7. 2026-06-13
   days on market $79,500 Active 186 DOM
8. 2026-06-10
   days on market $79,500 Active 184 DOM
9. 2026-06-09
   days on market $79,500 Active 183 DOM
10. 2026-06-08
    days on market $79,500 Active 182 DOM
11. 2026-06-07
    days on market $79,500 Active 181 DOM
12. 2026-06-05
    days on market $79,500 Active 178 DOM
13. 2026-06-03
    days on market $79,500 Active 177 DOM
14. 2026-06-02
    days on market $79,500 Active 176 DOM
15. 2026-06-01
    days on market $79,500 Active 175 DOM
16. 2026-05-31
    days on market $79,500 Active 174 DOM
17. 2026-05-30
    days on market $79,500 Active 173 DOM
18. 2026-05-16
    price $79,500 1028-char remark

    Show marketing remark (1028 chars)

    Huge price reduction as sellers want sold!!! Bring us your offer. .. .Heres your chance to take advantage of purchasing a great home that wont hurt the wallet where payments are lower than the majority of rents these days. . I would also like to invite investors to come and take a look as this one would be a great asset to your portfolio. Fresh interior paints and newer floor coverings in some rooms. Speaking of the living room area, this home still has the original French style doors leading out onto the enclosed front porch. Rear mud room that is perfect for extra storage. Most of the windows have been replaced with vinyl clad, along with vinyl exterior siding, making this home to have awesome curb appeal. The furnace was just serviced by a local professional hvac company and runs like a dream!!! Call now to schedule your appointment and make us an offer we cant refuse. .. By the way, this home offers immediate possession, and the kitchen dishwasher and stove, basement washer and dryer units are included too.

19. 2026-04-16
    price $82,000 1028-char remark

    Show marketing remark (1028 chars)

    Huge price reduction as sellers want sold!!! Bring us your offer. .. .Heres your chance to take advantage of purchasing a great home that wont hurt the wallet where payments are lower than the majority of rents these days. . I would also like to invite investors to come and take a look as this one would be a great asset to your portfolio. Fresh interior paints and newer floor coverings in some rooms. Speaking of the living room area, this home still has the original French style doors leading out onto the enclosed front porch. Rear mud room that is perfect for extra storage. Most of the windows have been replaced with vinyl clad, along with vinyl exterior siding, making this home to have awesome curb appeal. The furnace was just serviced by a local professional hvac company and runs like a dream!!! Call now to schedule your appointment and make us an offer we cant refuse. .. By the way, this home offers immediate possession, and the kitchen dishwasher and stove, basement washer and dryer units are included too.

20. 2026-03-09
    price $87,900 1028-char remark

    Show marketing remark (1028 chars)

    Huge price reduction as sellers want sold!!! Bring us your offer. .. .Heres your chance to take advantage of purchasing a great home that wont hurt the wallet where payments are lower than the majority of rents these days. . I would also like to invite investors to come and take a look as this one would be a great asset to your portfolio. Fresh interior paints and newer floor coverings in some rooms. Speaking of the living room area, this home still has the original French style doors leading out onto the enclosed front porch. Rear mud room that is perfect for extra storage. Most of the windows have been replaced with vinyl clad, along with vinyl exterior siding, making this home to have awesome curb appeal. The furnace was just serviced by a local professional hvac company and runs like a dream!!! Call now to schedule your appointment and make us an offer we cant refuse. .. By the way, this home offers immediate possession, and the kitchen dishwasher and stove, basement washer and dryer units are included too.

21. 2026-01-17
    price $89,900 1028-char remark

    Show marketing remark (1028 chars)

    Huge price reduction as sellers want sold!!! Bring us your offer. .. .Heres your chance to take advantage of purchasing a great home that wont hurt the wallet where payments are lower than the majority of rents these days. . I would also like to invite investors to come and take a look as this one would be a great asset to your portfolio. Fresh interior paints and newer floor coverings in some rooms. Speaking of the living room area, this home still has the original French style doors leading out onto the enclosed front porch. Rear mud room that is perfect for extra storage. Most of the windows have been replaced with vinyl clad, along with vinyl exterior siding, making this home to have awesome curb appeal. The furnace was just serviced by a local professional hvac company and runs like a dream!!! Call now to schedule your appointment and make us an offer we cant refuse. .. By the way, this home offers immediate possession, and the kitchen dishwasher and stove, basement washer and dryer units are included too.

22. 2025-12-20
    price $91,500 1028-char remark

    Show marketing remark (1028 chars)

    Huge price reduction as sellers want sold!!! Bring us your offer. .. .Heres your chance to take advantage of purchasing a great home that wont hurt the wallet where payments are lower than the majority of rents these days. . I would also like to invite investors to come and take a look as this one would be a great asset to your portfolio. Fresh interior paints and newer floor coverings in some rooms. Speaking of the living room area, this home still has the original French style doors leading out onto the enclosed front porch. Rear mud room that is perfect for extra storage. Most of the windows have been replaced with vinyl clad, along with vinyl exterior siding, making this home to have awesome curb appeal. The furnace was just serviced by a local professional hvac company and runs like a dream!!! Call now to schedule your appointment and make us an offer we cant refuse. .. By the way, this home offers immediate possession, and the kitchen dishwasher and stove, basement washer and dryer units are included too.

23. 2025-12-08
    listed $94,500 Active 1028-char remark

    Show marketing remark (1028 chars)

    Huge price reduction as sellers want sold!!! Bring us your offer. .. .Heres your chance to take advantage of purchasing a great home that wont hurt the wallet where payments are lower than the majority of rents these days. . I would also like to invite investors to come and take a look as this one would be a great asset to your portfolio. Fresh interior paints and newer floor coverings in some rooms. Speaking of the living room area, this home still has the original French style doors leading out onto the enclosed front porch. Rear mud room that is perfect for extra storage. Most of the windows have been replaced with vinyl clad, along with vinyl exterior siding, making this home to have awesome curb appeal. The furnace was just serviced by a local professional hvac company and runs like a dream!!! Call now to schedule your appointment and make us an offer we cant refuse. .. By the way, this home offers immediate possession, and the kitchen dishwasher and stove, basement washer and dryer units are included too.

ⓘ 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: $1,470 · $122/mo
• Projected year-2 tax: $1,470 · $122/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 15 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: $11,249
• − Mortgage interest: −$4,453
• − Property taxes: −$1,470
• − Insurance: −$398
• − Repairs & maintenance: −$900
• − Management: −$900
• − Depreciation: −$2,313
• Taxable income: $816
• Est. tax owed @ 24.0%: −$196
• After-tax cash flow: $1,821/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

-15.9% since first listed

6 events — show timeline

• 2026-05-16 Price Changed $79,500 NEIRBR as distributed by MLS GRID
• 2026-04-16 Price Changed $82,000 NEIRBR as distributed by MLS GRID
• 2026-03-09 Price Changed $87,900 NEIRBR as distributed by MLS GRID
• 2026-01-17 Price Changed $89,900 NEIRBR as distributed by MLS GRID
• 2025-12-20 Price Changed $91,500 NEIRBR as distributed by MLS GRID
• 2025-12-08 Listed $94,500 NEIRBR as distributed by MLS GRID

Property tax history

+2.7%/yr

Latest (2025): $1,470 · +8.6% YoY. Source: county tax records.