3401 Ardsley Ln SW · Cedar Rapids, IA 52404

$169,500

4 bd · 1.0 ba · 1,494 sqft · SingleFamily public records · 2 Days on market

Built 1972 6,882 sqft lot Est $257k · 34% under

---

Why this score? — see what drove the C+ 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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• Schools +5.7/10.0
• 1% rule +5.3/10.0
• Rent growth +4.7/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

College Community School! Super rare find: a one owner home that is ready for a new family with the perfect layout! Three good sized bedrooms and a full bathroom with ample storage are on the main floor. Lower level boasts another full bathroom with a private shower and commode for that "jack and jill" style, a larger rec room, and a bonus bedroom! Kitchen was built for cooking and family time, offering tons of storage, plenty of countertop space, beautiful tiled backsplash, and an eat-in dining area perfect for gathering to eat or play card games! Kitchen leads you to the spacious fully fenced yard for convenience! Other notable items include luxury flooring t

Key facts

• Bonus bedroom
• One owner home
• Private shower

Tags

• ONE OWNER HOME
• PRIVATE SHOWER
• LARGER REC ROOM
• BONUS BEDROOM
• TONS OF STORAGE
• PLENTY OF COUNTERTOP SPACE

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: Attached garage with garage door opener (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Multi/split levels
• Construction: Frame construction with wood siding
• Exterior features: Fenced yard

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Refrigerator; Gas water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Eat-in kitchen; Full concrete basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $191 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 7.6% 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.
• College Community School District (urban): math 62% / reading 70% proficiency, ranked #173 of 289 in IA (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Prairie Hill Elementary School (math 62% / reading 52%, grade C+, #436 of 616 statewide, top 74%, 467 students, 34% FRL); Prairie Point (math 62% / reading 74%, grade A-, #131 of 246 statewide, top 53%, 1,324 students, 34% FRL); Prairie High School (math 62% / reading 78%, grade B+, #146 of 336 statewide, top 45%, 1,298 students, 31% FRL).
• Market conditions: Rents rising fast (+8.8%/yr); 419 active listings in the ZIP; 1,023 units permitted in Linn County in 2024 (456 in 5+ unit buildings).
• This rent runs 34% 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $47k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $169,500

Questions for the listing agent

1. Built in 1972 — 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: 1.03% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $256,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3226 Bramble Rd Rd SW	0.10mi	4/1.5	1,494 (0%)	4mo	$214,500	$144	90
3108 Huxley Ln	0.21mi	3/1.5 (-1)	1,459 (-2%)	4mo	$218,500	$150	76
3232 Bramble Rd Rd SW	0.08mi	3/1.5 (-1)	1,548 (+4%)	10mo	$184,000	$119	75
3114 Coral Ln SW	0.14mi	3/2.0 (-1)	1,460 (-2%)	7mo	$215,000	$147	75
3138 SW Bayberry Dr	0.21mi	4/2.0	1,328 (-11%)	1mo	$203,500	$153	67
3221 Bramble Rd SW	0.12mi	3/1.5 (-1)	1,309 (-12%)	3mo	$225,000	$172	64
3124 Pebble Dr Dr SW	0.24mi	3/1.5 (-1)	1,294 (-13%)	2mo	$185,000	$143	58
3619 King Dr SW	0.17mi	3/2.0 (-1)	1,294 (-13%)	6mo	$237,000	$183	56
2812 29th Ave Ave SW	0.34mi	3/2.5 (-1)	1,704 (+14%)	2mo	$325,000	$191	48
2404 25th St SW	0.75mi	4/2.0	1,341 (-10%)	7mo	$331,318	$247	38
3014 Hillsboro Dr SW	0.65mi	3/2.5 (-1)	1,701 (+14%)	1mo	$385,000	$226	35
3603 Badger Dr SW	0.61mi	3/2.0 (-1)	1,299 (-13%)	10mo	$275,000	$212	32

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: -3.2%
• Equity multiple: 0.87×
• Total profit: $-5,983
• Equity at exit: $25,273

10-year hold

• IRR: 11.5%
• Equity multiple: 2.11×
• Total profit: $52,743
• Equity at exit: $14,655

Cash invested: $47,460 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$889
• Tax from tax record: −$232 /mo · $2,778/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $191

Break-even live

Break-even rent $1,508

Max offer price $169,500

Occupancy floor 84%

Sensitivity live

Price	-10% $287	-5% $239	+0% $191	+5% $144	+10% $96
Rent	-10% $53	-5% $122	+0% $191	+5% $261	+10% $330
Rate	-1.0pp $277	-0.5pp $235	base $191	+0.5pp $148	+1.0pp $103

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   status $169,500 Pending 2 DOM
2. 2026-06-18
   days on market $169,500 Active 2 DOM
3. 2026-06-16
   remarks 669-char remark
4. 2026-06-16
   listed $169,500 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: $2,778 · $232/mo
• Projected year-2 tax: $2,778 · $232/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: $21,000
• − Mortgage interest: −$9,495
• − Property taxes: −$2,778
• − Insurance: −$848
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$4,931
• Taxable loss: −$411
• Est. tax savings @ 24.0%: +$99
• After-tax cash flow: $2,397/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: College Community School District
• NCES district ID: 1907860
• Math proficiency: 62% ▼ -2.00%
• Reading proficiency: 70% ▲ 2.00%
• Median HH income: $63,575
• Composite: 57.32/100
• National rank: #1086
• State rank: #173 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

1 event — show timeline

• 2026-06-16 Listed $169,500 CRAAR, CDRMLS

Property tax history

+1.7%/yr

Latest (2025): $2,778 · +0.0% YoY. Source: county tax records.