1416 Hawthorne Ave · Waterloo, IA 50702

$150,000

5 bd · 1.5 ba · 1,847 sqft · SingleFamily public records · 26 Days on market

Built 1896 0.31 ac lot Est $161k · 7% under

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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 +20.7/30.0
• ARV discount +10.5/15.0
• DSCR +6.6/10.0
• 1% rule +6.1/10.0
• Schools +4.4/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Classical charm and an updated modern feel, this 5 bedroom 1 and a half bath home has all the space you need! Beautiful hardwood flooring and original trim throughout. The kitchen features oak cabinetry and a walk in pantry. The home has a cozy formal dining and living room. The main level bedroom has a half bath attached. The upstairs bath which is freshly remodeled includes vaulted ceilings and a jetted tub. The bedrooms upstairs are spacious and one of them features lofted bunk beds for extra floor space. The house also has a walk-up attic with lots of storage. The windows were new in 2010, the furnace was new in '08. The outside highlights a sizable wrap around deck, a double garage with extra storage and a garden area behind. The large bricked back patio has a fountain and the huge yard has fencing in the rear making it great for entertainment and play. Seller is a licensed real estate agent.

Key facts

• Antique ice box
• Exposed brick
• Brick patio

Tags

• ORIGINAL WOODWORK
• CLASSIC POCKET DOOR
• EXPOSED BRICK
• ANTIQUE ICE BOX
• FLEX ROOM
• BRICK PATIO

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.2% in Waterloo — 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 (#74 in IA, #1,589 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment D-.
• Waterloo Community School District (urban): math 50% / reading 54% proficiency, ranked #276 of 289 in IA (top 96%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lowell Elementary School (math 42% / reading 42%, grade F, #563 of 616 statewide, top 93%, 513 students, 74% FRL); West High School (math 55% / reading 63%, grade C+, #273 of 336 statewide, top 81%, 1,652 students, 62% FRL).
• Market conditions: Rents rising (+2.7%/yr); 126 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 287 units permitted in Black Hawk County in 2024 (67 in 5+ unit buildings).
• This rent runs 32% 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 $4k 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.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $116k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1896 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.11% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.79%
• DSCR: 1.26
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $160,689
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1416 Hawthorne Ave	0.00mi	5/1.5	1,847 (0%)	1mo	$148,000	$80	99
905 West 11th St	0.16mi	5/2.0	1,734 (-6%)	8mo	$218,000	$126	74
1433 Liberty Ave	0.16mi	4/2.0 (-1)	1,727 (-6%)	1mo	$205,000	$119	74
1806 Forest	0.45mi	4/1.0 (-1)	1,796 (-3%)	12mo	$156,000	$87	57
1658 Glenny Ave	0.35mi	4/1.5 (-1)	1,605 (-13%)	4mo	$169,000	$105	54
272 Hammond Ave	0.35mi	4/2.0 (-1)	1,986 (+8%)	19mo	$124,900	$63	48
925 Denver St	0.73mi	4/1.5 (-1)	1,891 (+2%)	11mo	$200,000	$106	48
710 Eureka St	0.59mi	4/2.0 (-1)	2,070 (+12%)	5mo	$218,000	$105	41
609 Baltimore St	0.75mi	4/2.0 (-1)	1,728 (-6%)	10mo	$37,500	$22	39
834 Forest Ave	0.48mi	4/1.0 (-1)	1,633 (-12%)	15mo	$110,000	$67	39
935 Leavitt St	0.50mi	4/1.0 (-1)	1,642 (-11%)	18mo	$140,000	$85	36
415 La Porte Rd	0.73mi	4/3.0 (-1)	1,994 (+8%)	9mo	$90,000	$45	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 · 2.7% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.72×
• Total profit: $-11,837
• Equity at exit: $22,365

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $4,548
• Equity at exit: $12,969

Cash invested: $42,000 (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 50702

• Rents YoY: 2.7%
• Active inventory: 126
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,661 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$260 /mo · $3,126/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $203

Break-even live

Break-even rent $1,405

Max offer price $150,000

Occupancy floor 83%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1720 Franklin St Waterloo, IA	4.0	1.5	1392	$1,000	$0.72	44d	1	1.31mi
1014 Fletcher Ave Waterloo, IA	4.0	3.5	2123	$2,450	$1.15	44d	1	1.48mi

Listing history 6 events

1. 2026-03-13
   status Pending
2. 2026-02-15
   listed $150,000 Active
3. 2017-05-15
   soldstatus $116,500
4. 2017-05-11
   soldstatus $116,500 910-char remark

   Show marketing remark (910 chars)

   Classical charm and an updated modern feel, this 5 bedroom 1 and a half bath home has all the space you need! Beautiful hardwood flooring and original trim throughout. The kitchen features oak cabinetry and a walk in pantry. The home has a cozy formal dining and living room. The main level bedroom has a half bath attached. The upstairs bath which is freshly remodeled includes vaulted ceilings and a jetted tub. The bedrooms upstairs are spacious and one of them features lofted bunk beds for extra floor space. The house also has a walk-up attic with lots of storage. The windows were new in 2010, the furnace was new in '08. The outside highlights a sizable wrap around deck, a double garage with extra storage and a garden area behind. The large bricked back patio has a fountain and the huge yard has fencing in the rear making it great for entertainment and play. Seller is a licensed real estate agent.

5. 2017-03-21
   listed $117,900 910-char remark

   Show marketing remark (910 chars)

   Classical charm and an updated modern feel, this 5 bedroom 1 and a half bath home has all the space you need! Beautiful hardwood flooring and original trim throughout. The kitchen features oak cabinetry and a walk in pantry. The home has a cozy formal dining and living room. The main level bedroom has a half bath attached. The upstairs bath which is freshly remodeled includes vaulted ceilings and a jetted tub. The bedrooms upstairs are spacious and one of them features lofted bunk beds for extra floor space. The house also has a walk-up attic with lots of storage. The windows were new in 2010, the furnace was new in '08. The outside highlights a sizable wrap around deck, a double garage with extra storage and a garden area behind. The large bricked back patio has a fountain and the huge yard has fencing in the rear making it great for entertainment and play. Seller is a licensed real estate agent.

6. 2011-08-04
   soldstatus $98,000

ⓘ 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: $3,126 · $260/mo
• Projected year-2 tax: $3,126 · $260/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 ≥101°F today · 16 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: $19,931
• − Mortgage interest: −$8,402
• − Property taxes: −$3,126
• − Insurance: −$750
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − Depreciation: −$4,364
• Taxable income: $100
• Est. tax owed @ 24.0%: −$24
• After-tax cash flow: $2,406/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: Waterloo Community School District
• NCES district ID: 1930480
• Math proficiency: 50% ▼ -4.00%
• Reading proficiency: 54% ▲ 1.00%
• Median HH income: $42,545
• Composite: 43.72/100
• National rank: #2950
• State rank: #276 of 289 in IA

Livability — Waterloo

• Score: 81/100
• State rank: #74
• US rank: #1589

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waterloo, IA
• County: Black Hawk County · 112,933 people
• City population: 69,066
• Metro: Waterloo-Cedar Falls, IA
• Population (ZIP): 20,882
• Household income: $62,021
• Rent vs Own: 38.8% rent · 61.2% own
• Severe rent burden: 479.0

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 (68%)
• Race & ethnicity: White 68% Black 14% Hispanic / Latino 9% Two or more races 5% Asian 3% Pacific Islander 3% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: American 5% Portuguese 3% Lithuanian 2%
• Foreign-born: 15% · Canada, Philippines
• Languages at home: 79% English-only · Spanish 7% Russian/Polish/Slavic 6% Other Asian/Pacific 4%

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: ▼ -110.86%
• Current HPI: 155.4447
• Rent YoY: ▲ 2.70%
• 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

+53.1% since first listed

6 events — show timeline

• 2026-03-13 Pending — NEIRBR as distributed by MLS GRID
• 2026-02-15 Listed $150,000 NEIRBR as distributed by MLS GRID
• 2017-05-15 Sold (Public Records) $116,500 Public Records
• 2017-05-11 Sold (MLS) $116,500 NEIRBR as distributed by MLS GRID
• 2017-03-21 Listed $117,900 NEIRBR as distributed by MLS GRID
• 2011-08-04 Sold (Public Records) $98,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $3,126 · +8.7% YoY. Source: county tax records.