2726 Northview Ln · Cedar Falls, IA 50613

$2,800

3 bd · 3.0 ba · 2,526 sqft · SingleFamily · 20 Days on market

Built 2014 7,560 sqft lot $42/mo HOA · 3% of rent

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LOOKING FOR LOCATION , QUALITY AND EASE OF LIVING? Check out this "FOR LEASE ONLY" 3 bedroom 3 bath, double garage home with high end finishes, spacious open floorplan and fully finished lower level with expansive rec room/ game room and full bar area, perfect for entertaining ! Enjoy the exquisite main level primary suite with dual sinks, and walk-in closet. Added bonus is the pool/clubhouse amenities for outdoor activities, all situated in the established and high demand RIDGES SUBDIVISION. Main level laundry, all appliances included. Immediate possession!

Key facts

• Full bar area
• High end finishes
• Expansive rec room

Tags

• HIGH END FINISHES
• SPACIOUS OPEN FLOORPLAN
• FULLY FINISHED LOWER LEVEL
• EXPANSIVE REC ROOM
• FULL BAR AREA
• POOL CLUBHOUSE AMENITIES

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $500 (about $41.67/month)

Exterior

• Parking: Attached garage; Carport with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Shingle (asphalt) roof; Below-grade finished living area
• Exterior features: Concrete road/drive surface; Lot dimensions approximately 90 x 84; Subdivision: The Ridges; Zoned R-2

Interior

• Kitchen: Dishwasher; Disposal; Refrigerator
• Bathrooms: Three full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Crown molding; Pantry; Wet bar; Finished basement with sump pump; Fireplace in family room
• Laundry & utility: Main-level laundry room; Washer; Dryer; Gas water heater; Water softener

🏷️ Possibly a rental listed for sale. The $2,800 price doesn't fit this home's estimated sale value (~$378,900) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $3k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $3k).
• Recommended offer: $3k (1.5% below list) — sets the bar for market timing.
• Cap rate 544.7% vs local median 3.1% in Cedar Falls — 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 81/100 on livability (#60 in IA, #1,357 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F.
• Cedar Falls Community School District (urban): math 76% / reading 79% proficiency, ranked #45 of 289 in IA (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Helen A Hansen Elementary School (math 84% / reading 87%, grade A+, #28 of 616 statewide, top 5%, 591 students, 16% FRL); Holmes Junior High School (math 79% / reading 78%, grade A+, #44 of 246 statewide, top 19%, 639 students, 28% FRL); Cedar Falls High School (math 74% / reading 78%, grade A-, #75 of 336 statewide, top 23%, 1,302 students, 24% FRL).
• Market conditions: Rents rising (+2.0%/yr); 387 active listings in the ZIP; solid renter incomes; 287 units permitted in Black Hawk County in 2024 (67 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $19 of loan paydown is wiped out by about $84 of value loss. Plan a longer hold.
• Black Hawk County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $784 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($3k) is reasonable based on typical stale-listing flexibility.

Recommended offer $2,758 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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: 59.56% ✓
• Cap rate: 544.67%
• Cash-on-cash: 1922.77%
• DSCR: 86.55
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $378,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
916 Oak Park Blvd	0.38mi	3/2.5	2,392 (-5%)	5mo	$375,000	$157	67
928 Lakeview Dr	0.12mi	4/3.5 (+1)	2,786 (+10%)	13mo	$417,000	$150	60
18 River Ridge Rd	0.61mi	4/2.0 (+1)	2,460 (-3%)	11mo	$436,000	$177	49
2701 Minnetonka Dr	0.30mi	4/2.5 (+1)	2,818 (+12%)	14mo	$345,000	$122	48
2927 Apollo St	0.66mi	4/3.0 (+1)	2,551 (+1%)	19mo	$439,900	$172	46
132 River Ridge Rd	0.51mi	4/3.0 (+1)	2,677 (+6%)	18mo	$396,000	$148	46
1221 Oak Park Blvd	0.40mi	4/3.0 (+1)	2,192 (-13%)	11mo	$325,000	$148	45
1916 Cottage Row Rd	0.55mi	3/2.5	2,736 (+8%)	19mo	$500,000	$183	43
113 Cedar Crest Dr	0.69mi	4/2.5 (+1)	2,420 (-4%)	14mo	$305,000	$126	42
114 Parkgate Rd	0.65mi	3/2.5	2,160 (-14%)	2mo	$314,900	$146	42
905 Oak Park Blvd	0.42mi	4/3.0 (+1)	2,900 (+15%)	11mo	$515,000	$178	42
209 Parkgate Rd	0.69mi	4/3.0 (+1)	2,328 (-8%)	18mo	$316,000	$136	34

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 · 1.97% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 100.36×
• Total profit: $77,895
• Equity at exit: $417

10-year hold

• IRR: —
• Equity multiple: 210.42×
• Total profit: $164,184
• Equity at exit: $242

Cash invested: $784 (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 50613

• Rents YoY: 2.0%
• Active inventory: 387
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $1,668 medium
• Mortgage (P&I): −$15
• Tax est. 1.5%: −$4 /mo · $42/yr
• Insurance: −$1
• HOA: −$42
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $1,256

Break-even live

Break-even rent $78

Max offer price $2,800

Occupancy floor 20%

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: $700
• Closing costs: $84
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-19
   days on market $2,800 Active 20 DOM
2. 2026-06-18
   days on market $2,800 Active 19 DOM
3. 2026-06-17
   days on market $2,800 Active 18 DOM
4. 2026-06-16
   days on market $2,800 Active 17 DOM
5. 2026-06-15
   days on market $2,800 Active 16 DOM
6. 2026-06-14
   days on market $2,800 Active 14 DOM
7. 2026-06-13
   days on market $2,800 Active 13 DOM
8. 2026-06-10
   days on market $2,800 Active 11 DOM
9. 2026-06-09
   days on market $2,800 Active 10 DOM
10. 2026-06-08
    days on market $2,800 Active 9 DOM
11. 2026-06-07
    days on market $2,800 Active 8 DOM
12. 2026-06-05
    days on market $2,800 Active 5 DOM
13. 2026-06-03
    days on market $2,800 Active 4 DOM
14. 2026-06-02
    days on market $2,800 Active 3 DOM
15. 2026-06-01
    days on market $2,800 Active 2 DOM
16. 2026-05-31
    remarks 568-char remark
17. 2026-05-30
    remarks 550-char remark
18. 2026-05-30
    listed $2,800 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,014
• − Mortgage interest: −$157
• − Property taxes: −$42
• − Insurance: −$14
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − HOA: −$504
• − Depreciation: −$81
• Taxable income: $16,013
• Est. tax owed @ 24.0%: −$3,843
• After-tax cash flow: $11,231/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 Falls Community School District
• NCES district ID: 1906510
• Math proficiency: 76% ▼ -6.00%
• Reading proficiency: 79% ▼ -2.00%
• Median HH income: $53,634
• Composite: 65.93/100
• National rank: #443
• State rank: #45 of 289 in IA

Livability — Cedar Falls

• Score: 81/100
• State rank: #60
• US rank: #1357

Category grades

Amenities D Commute F Cost of living A+ Crime A Employment B- Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cedar Falls, IA
• County: Black Hawk County · 112,933 people
• City population: 43,867
• Metro: Waterloo-Cedar Falls, IA
• Population (ZIP): 43,867
• Household income: $78,503
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 1514.0

Population outlook (Black Hawk County) Hauer SSP2

• Today (2025): 139,716 people
• By 2030: 142,853 · +2.2%
• By 2040: 147,843 · +5.8%
• By 2050: 153,247 · +9.7%
• By 2075: 167,977 · +20.2%
• By 2100: 177,320 · +26.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Asian 3% Two or more races 3% Hispanic / Latino 3% Black 1%
• Common ancestry: Portuguese 6% Italian 3% Iranian 3%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Black Hawk

• 2024 margin: Toss-up / Even · D 50.0% · R 48.8% · Other 1.2%
• 2008→2024 swing: -21.3pp toward R · 2008: 22.4pp · 2024: 1.2pp
• All cycles: 2024: D+1.2 2020: D+9.0 2016: D+7.3 2012: D+20.0 2008: D+22.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -175.51%
• Current HPI: 169.0591
• Rent YoY: ▲ 1.97%
• Metro: Waterloo-Cedar Falls, 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

• 2026-05-29 Listed $2,800 NEIRBR as distributed by MLS GRID