1106 9th St SE · Cedar Rapids, IA 52401

$145,000

3 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 1 Days on market

Built 1900 4,225 sqft lot $122/sqft · 16% above area Est $125k · 16% over

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Why this score? — see what drove the D+ 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 +17.9/30.0
• Appreciation +7.1/10.0
• DSCR +5.6/10.0
• Schools +4.7/10.0
• 1% rule +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.3/15.0

Listing remarks

Nestled in the vibrant NewBo area, this fully updated home offers both charm and convenience, just steps from all your favorite spots. The heart of the home is a giant kitchen featuring bright white cabinets, a large island perfect for entertaining, and brand-new appliances. With one and a half updated baths—including a spacious main-floor bath and an upstairs half bath near the primary bedroom—comfort is at every corner. The main-level laundry adds ease, and every inch of this adorable home has been thoughtfully refreshed. Don’t miss your chance to call this cute, move-in ready gem your own!

Key facts

• Giant kitchen
• Large island
• Main-level laundry

Tags

• GIANT KITCHEN
• LARGE ISLAND
• BRAND-NEW APPLIANCES
• MAIN-LEVEL LAUNDRY

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half levels; 1 story
• Construction: Frame construction with vinyl siding
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 7 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Breakfast bar; Eat-in kitchen; Basement (partial crawl space)
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (5.6% below list).
• Recommended offer: $137k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: 13 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,023 units permitted in Linn County in 2024 (456 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (4.1% local appreciation)).
• Linn County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 $12k; list at $145k implies a 1108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,951 (5.6% below list)

Questions for the listing agent

1. Built in 1900 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.94% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 8.8

CMA / ARV

• ARV (median comp): $124,896
• List price: $145,000
• Delta: 16.10%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1007 10th St SE	0.08mi	4/1.0 (+1)	1,302 (+9%)	4mo	$128,000	$98	73
1529 6th Ave SE	0.48mi	3/1.0	1,248 (+5%)	1mo	$60,000	$48	69
1751 Higley Ave Ave SE	0.44mi	2/1.0 (-1)	1,232 (+3%)	1mo	$117,500	$95	68
846 15th St SE	0.25mi	3/1.5	1,332 (+12%)	1mo	$121,900	$92	66
847 Camburn Ct SE	0.27mi	3/1.0	1,350 (+13%)	1mo	$148,000	$110	64
1442 4th Ave SE	0.64mi	3/1.0	1,232 (+3%)	1mo	$138,000	$112	64
1431 5th Ave SE	0.53mi	3/1.5	1,274 (+7%)	2mo	$125,000	$98	60
1516 8th Ave SE	0.36mi	2/1.0 (-1)	1,047 (-12%)	2mo	$137,500	$131	56
1506 8th Ave SE	0.36mi	2/1.5 (-1)	1,047 (-12%)	0mo	$113,400	$108	56
1741 4th Ave Ave SE	0.69mi	3/1.0	1,272 (+7%)	3mo	$130,000	$102	54
513 16th ST St SE	0.55mi	3/1.5	1,332 (+12%)	1mo	$150,000	$113	52
1518 Bever Ave Ave	0.71mi	3/1.0	1,368 (+15%)	5mo	$107,500	$79	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.84×
• Total profit: $34,249
• Equity at exit: $74,751

10-year hold

• IRR: 15.0%
• Equity multiple: 3.47×
• Total profit: $100,442
• Equity at exit: $123,255

Cash invested: $40,600 (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 52401

• Home prices YoY: 2.2%
• Active inventory: 13
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,370 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$138 /mo · $1,662/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $123

Break-even live

Break-even rent $1,214

Max offer price $145,000

Occupancy floor 86%

Sensitivity live

Price	-10% $205	-5% $164	+0% $123	+5% $82	+10% $41
Rent	-10% $14	-5% $69	+0% $123	+5% $177	+10% $231
Rate	-1.0pp $196	-0.5pp $159	base $123	+0.5pp $85	+1.0pp $47

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
906 10th St SE Cedar Rapids, IA	1.0–2.0	1.0–2.0	890	$1,300	$1.46	16d	6	0.14mi
730 Wellington St SE Cedar Rapids, IA	3.0	1.0	1366	$1,325	$0.97	23d	1	0.47mi
1017 19th St SE Cedar Rapids, IA	3.0	1.0	946	$1,100	$1.16	46d	1	0.50mi

Listing history 6 events

1. 2026-05-16
   status Pending 617-char remark
2. 2026-05-15
   listed $145,000 Active 617-char remark
3. 2018-05-17
   soldstatus $12,000
4. 2017-05-04
   listed $46,000
5. 2016-09-09
   soldstatus $60,000
6. 2016-07-06
   listed $50,000

ⓘ 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: $1,662 · $138/mo
• Projected year-2 tax: $1,969 · $164/mo
• Expected delta: +$307/yr (+$26/mo · 18.5%)

ⓘ 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 ≥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: $16,434
• − Mortgage interest: −$8,122
• − Property taxes: −$1,662
• − Insurance: −$725
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$4,218
• Taxable loss: −$923
• Est. tax savings @ 24.0%: +$221
• After-tax cash flow: $1,693/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): 2,181
• Household income: $35,060
• Rent vs Own: 90.1% rent · 9.9% own
• Severe rent burden: 324.0

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 (66%)
• Race & ethnicity: White 66% Black 19% Hispanic / Latino 7% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 3% Portuguese 2% Lithuanian 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 85% English-only · Spanish 4% Other Indo-European 3% French/Haitian/Cajun 2%

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: ▲ 4.14%
• Current HPI: 194.6053
• Rent YoY: —
• 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

+190.0% since first listed

6 events — show timeline

• 2026-05-16 Pending — CRAAR, CDRMLS
• 2026-05-15 Listed $145,000 CRAAR, CDRMLS
• 2018-05-17 Sold (Public Records) $12,000 Public Records
• 2017-05-04 Listed $46,000 CRAAR, CDRMLS
• 2016-09-09 Sold (Public Records) $60,000 Public Records
• 2016-07-06 Listed $50,000 CRAAR, CDRMLS

Property tax history

+1.6%/yr

Latest (2025): $1,662 · +6.7% YoY. Source: county tax records.