835 18th St SE · Cedar Rapids, IA 52403

$173,500

2 bd · 1.0 ba · 1,913 sqft · SingleFamily public records · 1 Days on market

Built 1920 4,356 sqft lot $91/sqft · 24% above area Est $181k · at est.

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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).

• ARV discount +9.3/15.0
• Cash flow +8.1/30.0
• Rent growth +5.0/5.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside this 4-bedroom, 1-bath home and you’ll immediately notice the character and charm of original woodworking throughout, including hardwood doors, trim, windows, and floors. The layout offers a generous living space with ample storage and great potential for someone ready to add their own personal touches. Major mechanical improvements have already been completed, including the replacement of the galvanized plumbing in 2025, a new water heater (2022–2023), new central air unit (2022–2023), a new shower in 2022, and a new toilet installed in November 2025. Outside, the property features a 1-stall detached garage and is located just a few houses away from Mount Vernon Road, offering convenient access to Downtown Cedar Rapids, Newbo, Czech Village & I-380. Exterior updates include a new roof in 2019, with additional siding and roof work completed on the portion by the driveway following the derecho. A great opportunity for investors or first-time home buyers looking to restore a charming home and build equity. Schedule your showing today!

Key facts

• Updated kitchen
• Original woodwork
• 4,356 sq ft lot

Tags

• SCREENED IN FRONT PORCH
• UPDATED KITCHEN
• REFINISHED HARDWOOD FLOORS
• ORIGINAL WOODWORK
• UPDATED SPACIOUS SHOWER
• DETACHED ONE CAR GARAGE

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick, frame, and vinyl siding exterior; Block foundation
• Exterior features: Lot approximately 0.1 acre (40 x 109)

Interior

• Kitchen: Range; Microwave; Dishwasher; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Dryer; Dishwasher; Gas water heater; Microwave; Range; Refrigerator; Washer; 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 $174k.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (28.8% below list).
• Recommended offer: $124k (28.8% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: Rents rising fast (+14.7%/yr); 236 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,523 (28.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1920 — 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. 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?
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: 0.71% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.17%
• DSCR: 0.81
• GRM: 11.7

CMA / ARV

• ARV (median comp): $180,904
• List price: $173,500
• Delta: -4.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1410 7th Ave SE	0.39mi	3/1.0 (+1)	1,840 (-4%)	4mo	$145,000	$79	67
931 20th St SE	0.29mi	3/2.0 (+1)	1,799 (-6%)	3mo	$235,000	$131	65
2226 5th Ave SE	0.51mi	3/2.5 (+1)	1,820 (-5%)	0mo	$256,000	$141	57
1815 Washington Ave Ave SE	0.46mi	3/2.0 (+1)	1,795 (-6%)	4mo	$165,000	$92	56
1704 Park Ave SE	0.57mi	3/2.0 (+1)	1,807 (-6%)	2mo	$125,000	$69	53
535 Forest Dr SE	0.57mi	3/1.5 (+1)	1,738 (-9%)	2mo	$265,000	$152	49
2026 Bever Ave SE	0.49mi	3/1.5 (+1)	1,678 (-12%)	1mo	$210,000	$125	49
1540 Washington Ave SE	0.55mi	3/2.0 (+1)	1,750 (-8%)	4mo	$156,000	$89	48
505 Forest Dr	0.59mi	3/1.5 (+1)	1,757 (-8%)	5mo	$283,900	$162	48
2604 Mt Vernon Rd Rd SE	0.73mi	3/1.5 (+1)	1,798 (-6%)	2mo	$114,000	$63	47
2400 12th Ave SE	0.62mi	3/1.5 (+1)	1,718 (-10%)	1mo	$197,500	$115	46
2009 Blake Blvd SE	0.71mi	3/1.5 (+1)	1,720 (-10%)	2mo	$305,000	$177	41

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: -18.2%
• Equity multiple: 0.33×
• Total profit: $-32,353
• Equity at exit: $25,869

10-year hold

• IRR: -3.2%
• Equity multiple: 0.75×
• Total profit: $-12,366
• Equity at exit: $15,001

Cash invested: $48,580 (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 52403

• Rents YoY: 14.7%
• Active inventory: 236
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,235 medium
• Mortgage (P&I): −$910
• Tax from tax record: −$162 /mo · $1,950/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $-169

Break-even live

Break-even rent $1,449

Max offer price $143,678

Occupancy floor —

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: $43,375
• Closing costs: $5,205
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 Wellington St SE Cedar Rapids, IA	3.0	1.0	1366	$1,325	$0.97	21d	1	0.03mi

Listing history 13 events

1. 2026-05-08
   status Pending 1513-char remark
2. 2026-05-07
   listed $173,500 Active 1513-char remark
3. 2026-03-16
   soldstatus $86,000
4. 2026-03-13
   soldstatus $86,000 Closed 1085-char remark

   Show marketing remark (1085 chars)

   Step inside this 4-bedroom, 1-bath home and you’ll immediately notice the character and charm of original woodworking throughout, including hardwood doors, trim, windows, and floors. The layout offers a generous living space with ample storage and great potential for someone ready to add their own personal touches. Major mechanical improvements have already been completed, including the replacement of the galvanized plumbing in 2025, a new water heater (2022–2023), new central air unit (2022–2023), a new shower in 2022, and a new toilet installed in November 2025. Outside, the property features a 1-stall detached garage and is located just a few houses away from Mount Vernon Road, offering convenient access to Downtown Cedar Rapids, Newbo, Czech Village & I-380. Exterior updates include a new roof in 2019, with additional siding and roof work completed on the portion by the driveway following the derecho. A great opportunity for investors or first-time home buyers looking to restore a charming home and build equity. Schedule your showing today!

5. 2026-03-13
   soldstatus $86,000 Closed

   Show marketing remark (1085 chars)

   Step inside this 4-bedroom, 1-bath home and you’ll immediately notice the character and charm of original woodworking throughout, including hardwood doors, trim, windows, and floors. The layout offers a generous living space with ample storage and great potential for someone ready to add their own personal touches. Major mechanical improvements have already been completed, including the replacement of the galvanized plumbing in 2025, a new water heater (2022–2023), new central air unit (2022–2023), a new shower in 2022, and a new toilet installed in November 2025. Outside, the property features a 1-stall detached garage and is located just a few houses away from Mount Vernon Road, offering convenient access to Downtown Cedar Rapids, Newbo, Czech Village & I-380. Exterior updates include a new roof in 2019, with additional siding and roof work completed on the portion by the driveway following the derecho. A great opportunity for investors or first-time home buyers looking to restore a charming home and build equity. Schedule your showing today!

6. 2026-03-13
   soldstatus $86,000 Closed

   Show marketing remark (1085 chars)

   Step inside this 4-bedroom, 1-bath home and you’ll immediately notice the character and charm of original woodworking throughout, including hardwood doors, trim, windows, and floors. The layout offers a generous living space with ample storage and great potential for someone ready to add their own personal touches. Major mechanical improvements have already been completed, including the replacement of the galvanized plumbing in 2025, a new water heater (2022–2023), new central air unit (2022–2023), a new shower in 2022, and a new toilet installed in November 2025. Outside, the property features a 1-stall detached garage and is located just a few houses away from Mount Vernon Road, offering convenient access to Downtown Cedar Rapids, Newbo, Czech Village & I-380. Exterior updates include a new roof in 2019, with additional siding and roof work completed on the portion by the driveway following the derecho. A great opportunity for investors or first-time home buyers looking to restore a charming home and build equity. Schedule your showing today!

7. 2026-01-16
   status Pending

   Show marketing remark (1085 chars)

   Step inside this 4-bedroom, 1-bath home and you’ll immediately notice the character and charm of original woodworking throughout, including hardwood doors, trim, windows, and floors. The layout offers a generous living space with ample storage and great potential for someone ready to add their own personal touches. Major mechanical improvements have already been completed, including the replacement of the galvanized plumbing in 2025, a new water heater (2022–2023), new central air unit (2022–2023), a new shower in 2022, and a new toilet installed in November 2025. Outside, the property features a 1-stall detached garage and is located just a few houses away from Mount Vernon Road, offering convenient access to Downtown Cedar Rapids, Newbo, Czech Village & I-380. Exterior updates include a new roof in 2019, with additional siding and roof work completed on the portion by the driveway following the derecho. A great opportunity for investors or first-time home buyers looking to restore a charming home and build equity. Schedule your showing today!

8. 2026-01-16
   status Pending

   Show marketing remark (1085 chars)

   Step inside this 4-bedroom, 1-bath home and you’ll immediately notice the character and charm of original woodworking throughout, including hardwood doors, trim, windows, and floors. The layout offers a generous living space with ample storage and great potential for someone ready to add their own personal touches. Major mechanical improvements have already been completed, including the replacement of the galvanized plumbing in 2025, a new water heater (2022–2023), new central air unit (2022–2023), a new shower in 2022, and a new toilet installed in November 2025. Outside, the property features a 1-stall detached garage and is located just a few houses away from Mount Vernon Road, offering convenient access to Downtown Cedar Rapids, Newbo, Czech Village & I-380. Exterior updates include a new roof in 2019, with additional siding and roof work completed on the portion by the driveway following the derecho. A great opportunity for investors or first-time home buyers looking to restore a charming home and build equity. Schedule your showing today!

9. 2026-01-16
   status Pending 1085-char remark

   Show marketing remark (1085 chars)

   Step inside this 4-bedroom, 1-bath home and you’ll immediately notice the character and charm of original woodworking throughout, including hardwood doors, trim, windows, and floors. The layout offers a generous living space with ample storage and great potential for someone ready to add their own personal touches. Major mechanical improvements have already been completed, including the replacement of the galvanized plumbing in 2025, a new water heater (2022–2023), new central air unit (2022–2023), a new shower in 2022, and a new toilet installed in November 2025. Outside, the property features a 1-stall detached garage and is located just a few houses away from Mount Vernon Road, offering convenient access to Downtown Cedar Rapids, Newbo, Czech Village & I-380. Exterior updates include a new roof in 2019, with additional siding and roof work completed on the portion by the driveway following the derecho. A great opportunity for investors or first-time home buyers looking to restore a charming home and build equity. Schedule your showing today!

10. 2026-01-13
    listed $82,500 Active 1085-char remark

    Show marketing remark (1085 chars)

    Step inside this 4-bedroom, 1-bath home and you’ll immediately notice the character and charm of original woodworking throughout, including hardwood doors, trim, windows, and floors. The layout offers a generous living space with ample storage and great potential for someone ready to add their own personal touches. Major mechanical improvements have already been completed, including the replacement of the galvanized plumbing in 2025, a new water heater (2022–2023), new central air unit (2022–2023), a new shower in 2022, and a new toilet installed in November 2025. Outside, the property features a 1-stall detached garage and is located just a few houses away from Mount Vernon Road, offering convenient access to Downtown Cedar Rapids, Newbo, Czech Village & I-380. Exterior updates include a new roof in 2019, with additional siding and roof work completed on the portion by the driveway following the derecho. A great opportunity for investors or first-time home buyers looking to restore a charming home and build equity. Schedule your showing today!

11. 2026-01-13
    listed $82,500 Active

    Show marketing remark (1085 chars)

    Step inside this 4-bedroom, 1-bath home and you’ll immediately notice the character and charm of original woodworking throughout, including hardwood doors, trim, windows, and floors. The layout offers a generous living space with ample storage and great potential for someone ready to add their own personal touches. Major mechanical improvements have already been completed, including the replacement of the galvanized plumbing in 2025, a new water heater (2022–2023), new central air unit (2022–2023), a new shower in 2022, and a new toilet installed in November 2025. Outside, the property features a 1-stall detached garage and is located just a few houses away from Mount Vernon Road, offering convenient access to Downtown Cedar Rapids, Newbo, Czech Village & I-380. Exterior updates include a new roof in 2019, with additional siding and roof work completed on the portion by the driveway following the derecho. A great opportunity for investors or first-time home buyers looking to restore a charming home and build equity. Schedule your showing today!

12. 2026-01-13
    listed $82,500 Active

    Show marketing remark (1085 chars)

    Step inside this 4-bedroom, 1-bath home and you’ll immediately notice the character and charm of original woodworking throughout, including hardwood doors, trim, windows, and floors. The layout offers a generous living space with ample storage and great potential for someone ready to add their own personal touches. Major mechanical improvements have already been completed, including the replacement of the galvanized plumbing in 2025, a new water heater (2022–2023), new central air unit (2022–2023), a new shower in 2022, and a new toilet installed in November 2025. Outside, the property features a 1-stall detached garage and is located just a few houses away from Mount Vernon Road, offering convenient access to Downtown Cedar Rapids, Newbo, Czech Village & I-380. Exterior updates include a new roof in 2019, with additional siding and roof work completed on the portion by the driveway following the derecho. A great opportunity for investors or first-time home buyers looking to restore a charming home and build equity. Schedule your showing today!

13. 2006-02-10
    soldstatus $86,500

ⓘ 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: $1,950 · $162/mo
• Projected year-2 tax: $2,337 · $195/mo
• Expected delta: +$387/yr (+$32/mo · 19.8%)

ⓘ 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 3/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,823
• − Mortgage interest: −$9,719
• − Property taxes: −$1,950
• − Insurance: −$868
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$5,047
• Taxable loss: −$5,132
• Est. tax savings @ 24.0%: +$1,232
• After-tax cash flow: $-794/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): 22,551
• Household income: $74,703
• Rent vs Own: 23.0% rent · 77.0% own
• Severe rent burden: 452.0

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 (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Italian 3% Slovak 3% Portuguese 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -170.15%
• Current HPI: 196.1114
• Rent YoY: ▲ 14.67%
• 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

+102.3% since first listed

14 events — show timeline

• 2026-06-12 Sold (MLS) $175,000 CRAAR, CDRMLS
• 2026-05-08 Pending — CRAAR, CDRMLS
• 2026-05-07 Listed $173,500 CRAAR, CDRMLS
• 2026-03-16 Sold (Public Records) $86,000 Public Records
• 2026-03-13 Sold (MLS) $86,000 ICAARMLS
• 2026-03-13 Sold (MLS) $86,000 CRAAR, CDRMLS
• 2026-03-13 Sold (MLS) $86,000 NEIRBR as distributed by MLS GRID
• 2026-01-16 Pending — ICAARMLS
• 2026-01-16 Pending — NEIRBR as distributed by MLS GRID
• 2026-01-16 Pending — CRAAR, CDRMLS
• 2026-01-13 Listed $82,500 ICAARMLS
• 2026-01-13 Listed $82,500 CRAAR, CDRMLS
• 2026-01-13 Listed $82,500 NEIRBR as distributed by MLS GRID
• 2006-02-10 Sold (Public Records) $86,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,950 · +2.5% YoY. Source: county tax records.