1730 Park Ave SE · Cedar Rapids, IA 52403

$152,500

3 bd · 1.0 ba · 1,458 sqft · SingleFamily public records · 60 Days on market

Built 1915 2,178 sqft lot $105/sqft · 18% above area Est $155k · 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).

• Cash flow +16.1/30.0
• ARV discount +8.3/15.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• Schools +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stop looking at cookie-cutter homes and own this nicely updated 2-story home. This home combines 1915 character with top-to-bottom fresh paint, new fixtures, brand new fully renovated kitchen, finish 3rd level, easy small yard to mow and an entire playground right across the street at the elementary school. Perfect place for first time homebuyers to call their own. Financing available that offers $15,000 grants for any extra updates needed. Don't just imagine the possibility come see for yourself!

Key facts

• 2,178 sq ft lot
• Built 1915
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $79 ($944/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 $140k (7.9% below list).
• Recommended offer: $140k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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.
• Market conditions: Rents rising fast (+14.7%/yr); 236 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $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

• It's been on market 60 days — a 3% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $44k; list at $152k implies a 251% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,473 (7.9% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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: 0.92% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.21%
• DSCR: 1.10
• GRM: 9.0

CMA / ARV

• ARV (median comp): $155,089
• List price: $152,500
• Delta: -1.67%
• 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
335 18th St SE	0.10mi	3/1.5	1,529 (+5%)	1mo	$189,000	$124	84
330 Crescent St SE	0.37mi	3/2.0	1,418 (-3%)	0mo	$282,500	$199	74
385 21st St St SE	0.41mi	3/2.0	1,555 (+7%)	0mo	$255,000	$164	66
513 16th ST St SE	0.36mi	3/1.5	1,332 (-9%)	1mo	$150,000	$113	66
1645 D Ave NE	0.58mi	3/1.0	1,578 (+8%)	0mo	$170,000	$108	59
847 Camburn Ct SE	0.64mi	3/1.0	1,350 (-7%)	1mo	$148,000	$110	57
1431 5th Ave SE	0.43mi	3/1.5	1,274 (-13%)	2mo	$125,000	$98	56
1529 6th Ave SE	0.44mi	3/1.0	1,248 (-14%)	1mo	$60,000	$48	55
2253 Meadowbrook Dr Dr SE	0.57mi	3/2.0	1,325 (-9%)	1mo	$204,000	$154	54
846 15th St SE	0.66mi	3/1.5	1,332 (-9%)	1mo	$121,900	$92	52
1806 7th Ave SE	0.43mi	4/1.5 (+1)	1,646 (+13%)	1mo	$230,000	$140	50
430 Longwood Dr Dr NE	0.68mi	4/1.5 (+1)	1,282 (-12%)	2mo	$195,000	$152	39

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: -7.4%
• Equity multiple: 0.71×
• Total profit: $-12,272
• Equity at exit: $22,738

10-year hold

• IRR: 7.5%
• Equity multiple: 1.69×
• Total profit: $29,580
• Equity at exit: $13,185

Cash invested: $42,700 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$800
• Tax from tax record: −$168 /mo · $2,014/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $79

Break-even live

Break-even rent $1,305

Max offer price $152,500

Occupancy floor 89%

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: $38,125
• Closing costs: $4,575
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.53mi
906 10th St SE Cedar Rapids, IA	1.0–2.0	1.0–2.0	890	$1,300	$1.46	13d	6	0.79mi
1017 19th St SE Cedar Rapids, IA	3.0	1.0	946	$1,100	$1.16	43d	1	0.81mi
511 23rd St NE Cedar Rapids, IA	2.0	1.0	888	$1,500	$1.69	43d	1	0.92mi

Listing history 30 events

1. 2026-06-19
   days on market $152,500 Active 60 DOM
2. 2026-06-18
   days on market $152,500 Active 59 DOM
3. 2026-06-17
   days on market $152,500 Active 58 DOM
4. 2026-06-16
   days on market $152,500 Active 57 DOM
5. 2026-06-15
   days on market $152,500 Active 56 DOM
6. 2026-06-14
   days on market $152,500 Active 54 DOM
7. 2026-06-13
   days on market $152,500 Active 53 DOM
8. 2026-06-10
   days on market $152,500 Active 51 DOM
9. 2026-06-09
   days on market $152,500 Active 50 DOM
10. 2026-06-08
    days on market $152,500 Active 49 DOM
11. 2026-06-07
    days on market $152,500 Active 48 DOM
12. 2026-06-05
    days on market $152,500 Active 45 DOM
13. 2026-06-03
    days on market $152,500 Active 44 DOM
14. 2026-06-02
    days on market $152,500 Active 43 DOM
15. 2026-06-01
    days on market $152,500 Active 42 DOM
16. 2026-05-31
    days on market $152,500 Active 41 DOM
17. 2026-05-30
    days on market $152,500 Active 40 DOM
18. 2026-04-25
    status Active 502-char remark

    Show marketing remark (502 chars)

    Stop looking at cookie-cutter homes and own this nicely updated 2-story home. This home combines 1915 character with top-to-bottom fresh paint, new fixtures, brand new fully renovated kitchen, finish 3rd level, easy small yard to mow and an entire playground right across the street at the elementary school. Perfect place for first time homebuyers to call their own. Financing available that offers $15,000 grants for any extra updates needed. Don't just imagine the possibility come see for yourself!

19. 2026-04-07
    status Pending 502-char remark

    Show marketing remark (502 chars)

    Stop looking at cookie-cutter homes and own this nicely updated 2-story home. This home combines 1915 character with top-to-bottom fresh paint, new fixtures, brand new fully renovated kitchen, finish 3rd level, easy small yard to mow and an entire playground right across the street at the elementary school. Perfect place for first time homebuyers to call their own. Financing available that offers $15,000 grants for any extra updates needed. Don't just imagine the possibility come see for yourself!

20. 2026-04-02
    listed $152,500 Active 502-char remark

    Show marketing remark (502 chars)

    Stop looking at cookie-cutter homes and own this nicely updated 2-story home. This home combines 1915 character with top-to-bottom fresh paint, new fixtures, brand new fully renovated kitchen, finish 3rd level, easy small yard to mow and an entire playground right across the street at the elementary school. Perfect place for first time homebuyers to call their own. Financing available that offers $15,000 grants for any extra updates needed. Don't just imagine the possibility come see for yourself!

21. 2025-10-28
    price $104,950
22. 2025-03-14
    soldstatus $43,500 Closed
23. 2025-02-20
    listed $50,000 Active
24. 2024-08-10
    price $75,000
25. 2024-06-21
    price $85,000
26. 2024-05-02
    price $90,000
27. 2022-12-06
    soldstatus $175,000
28. 2019-12-02
    soldstatus $54,500
29. 2005-09-28
    soldstatus $50,000
30. 2005-08-22
    soldstatus $80,000

ⓘ 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: $2,014 · $168/mo
• Projected year-2 tax: $2,204 · $184/mo
• Expected delta: +$190/yr (+$16/mo · 9.4%)

ⓘ 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 ≥104°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: $16,857
• − Mortgage interest: −$8,542
• − Property taxes: −$2,014
• − Insurance: −$762
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$4,436
• Taxable loss: −$1,596
• Est. tax savings @ 24.0%: +$383
• After-tax cash flow: $1,327/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

+90.6% since first listed

13 events — show timeline

• 2026-04-25 Relisted — CRAAR, CDRMLS
• 2026-04-07 Pending — CRAAR, CDRMLS
• 2026-04-02 Listed $152,500 CRAAR, CDRMLS
• 2025-10-28 Price Changed $104,950 CRAAR, CDRMLS
• 2025-03-14 Sold (MLS) $43,500 CRAAR, CDRMLS
• 2025-02-20 Listed $50,000 CRAAR, CDRMLS
• 2024-08-10 Price Changed $75,000 CRAAR, CDRMLS
• 2024-06-21 Price Changed $85,000 CRAAR, CDRMLS
• 2024-05-02 Price Changed $90,000 CRAAR, CDRMLS
• 2022-12-06 Sold (Public Records) $175,000 Public Records
• 2019-12-02 Sold (Public Records) $54,500 Public Records
• 2005-09-28 Sold (Public Records) $50,000 Public Records
• 2005-08-22 Sold (Public Records) $80,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,014 · +58.8% YoY. Source: county tax records.