718 10th Ave Ave SW · Cedar Rapids, IA 52404

$110,000

2 bd · 1.0 ba · 905 sqft · SingleFamily public records · 2 Days on market

Built 1906 3,354 sqft lot Est $130k · 16% under

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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 +26.4/30.0
• ARV discount +14.5/15.0
• DSCR +9.0/10.0
• 1% rule +7.0/10.0
• 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

Very nice 2 Bedroom, 1 Bathroom home. Spacious first floor with living room, dining room, and large kitchen. Upstairs has 2 Bedrooms and a bathroom. Single stall detached garage. This home would be a great for Owner Occupied or as a rental!

Key facts

• Covered porch
• Near schools
• Near dining

Tags

• FENCED IN BACK YARD
• COVERED PORCH
• NEAR SCHOOLS
• NEAR PARKS
• NEAR SHOPPING
• NEAR DINING

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: Detached garage (1 car); Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels (2 stories)
• Construction: Frame construction
• Exterior features: Fenced yard; Lot dimensions approximately 48 x 70

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 4 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window/wall air conditioning units
• Interior features: Breakfast bar; Full basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 9.4% 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: 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); 419 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $761 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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 $88k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000

Questions for the listing agent

1. Built in 1906 — 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: 1.20% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.14%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $130,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 9th St St	0.18mi	2/1.0	972 (+7%)	2mo	$153,500	$158	78
452 8th Ave SW	0.18mi	3/1.0 (+1)	975 (+8%)	1mo	$82,950	$85	73
1426 N St SW	0.36mi	2/1.0	864 (-4%)	5mo	$124,250	$144	71
826 SW 10th St	0.20mi	2/1.0	800 (-12%)	0mo	$140,000	$175	71
522 8th St St SW	0.22mi	2/1.0	791 (-13%)	1mo	$135,000	$171	68
657 16th Ave Ave SW	0.36mi	1/1.0 (-1)	864 (-4%)	4mo	$64,000	$74	67
1244 19 Ave Ave SW	0.63mi	2/2.0	905 (0%)	4mo	$158,500	$175	63
1221 A Ave	0.60mi	2/1.0	972 (+7%)	0mo	$19,000	$20	59
280 14th Ave Ave SW	0.54mi	3/1.0 (+1)	950 (+5%)	6mo	$101,500	$107	57
192 15th Ave SW	0.73mi	2/1.0	836 (-8%)	2mo	$170,000	$203	52
1128 B Ave NW	0.74mi	2/1.0	840 (-7%)	3mo	$117,000	$139	51
1255 20th Ave SW	0.72mi	2/1.0	986 (+9%)	7mo	$48,000	$49	46

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: 5.9%
• Equity multiple: 1.24×
• Total profit: $7,403
• Equity at exit: $16,401

10-year hold

• IRR: 19.3%
• Equity multiple: 3.01×
• Total profit: $61,809
• Equity at exit: $9,511

Cash invested: $30,800 (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: 419
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,323 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$137 /mo · $1,640/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $286

Break-even live

Break-even rent $961

Max offer price $110,000

Occupancy floor 73%

Sensitivity live

Price	-10% $348	-5% $317	+0% $286	+5% $255	+10% $224
Rent	-10% $181	-5% $234	+0% $286	+5% $338	+10% $391
Rate	-1.0pp $341	-0.5pp $314	base $286	+0.5pp $257	+1.0pp $228

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.31mi
640 16th Ave SW Cedar Rapids, IA	1.0	1.0	595	$850	$1.43	45d	2	0.34mi
400 2nd St SW Cedar Rapids, IA	1.0	1.0	615	$1,195	$1.94	22d	1	0.52mi
417 9th St NW Cedar Rapids, IA	3.0	1.0	1061	$1,300	$1.23	45d	1	0.71mi

Listing history 3 events

1. 2026-06-07
   statusdays on market $110,000 Pending 2 DOM
2. 2026-06-03
   remarks 435-char remark
3. 2026-06-03
   listed $110,000 Active 1 DOM

ⓘ 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: $1,640 · $137/mo
• Projected year-2 tax: $1,684 · $140/mo
• Expected delta: +$44/yr (+$4/mo · 2.7%)

ⓘ 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: $15,879
• − Mortgage interest: −$6,162
• − Property taxes: −$1,640
• − Insurance: −$550
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$3,200
• Taxable income: $1,786
• Est. tax owed @ 24.0%: −$429
• After-tax cash flow: $3,003/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

+69.2% since first listed

6 events — show timeline

• 2026-06-03 Listed $110,000 CRAAR, CDRMLS
• 2023-11-07 Sold (MLS) $88,500 CRAAR, CDRMLS
• 2023-10-17 Pending — CRAAR, CDRMLS
• 2023-10-03 Listed $99,000 CRAAR, CDRMLS
• 2022-08-04 Price Changed $895 RENT.
• 2021-03-03 Sold (Public Records) $65,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,640 · +2.4% YoY. Source: county tax records.