1071 F Ave NW · Cedar Rapids, IA 52405

$135,000

2 bd · 1.0 ba · 773 sqft · SingleFamily public records · 7 Days on market

Built 1924 5,271 sqft lot Est $117k · 15% over

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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 +12.5/30.0
• Rent growth +5.0/5.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0
• Appreciation +0.0/10.0

Listing remarks

Bathroom and kitchen have been updated. Paint will need to be redone and new carpet. Window Air, 1 dryer, & 1 stall garage. Tenant moved out at the beginning of the month. Perfect for a flip

Key facts

• 5,271 sq ft lot
• Garage
• Built 1924

Property features AI

Exterior

• Parking: Detached garage; 1 garage space; Off-street parking; On-street parking
• Utilities: Public water (see remarks); Public sewer
• Home design: Single-family residence; Residential property
• Construction: Frame construction; Vinyl siding; See remarks for additional construction details
• Exterior features: Fenced yard

Interior

• Kitchen: Microwave; Dishwasher; Refrigerator
• Bedrooms: 3 total rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Window/wall cooling units
• Interior features: Dryer; Dishwasher; Gas water heater; Microwave; Refrigerator; Basement
• Laundry & utility: Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-19 ($-222/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (14.2% below list).
• Recommended offer: $116k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Harrison Elementary School (math 37% / reading 42%, grade F, #579 of 616 statewide, top 95%, 285 students, 78% FRL); Roosevelt Creative Corridor Business Academy (math 36% / reading 47%, grade F, #235 of 246 statewide, top 96%, 510 students, 69% FRL); Thomas Jefferson High School (math 41% / reading 62%, grade D+, #307 of 336 statewide, top 91%, 1,543 students, 56% FRL) — zoned schools average 68% FRL vs 43% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+12.4%/yr); 149 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $933 of loan paydown is wiped out by about $4k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,847 (14.2% 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 1924 — 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: 0.86% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $117,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1058 G Ave NW	0.10mi	2/1.0	711 (-8%)	1mo	$130,000	$183	81
1128 B Ave NW	0.26mi	2/1.0	840 (+9%)	3mo	$117,000	$139	71
820 10th St NW	0.19mi	2/1.0	704 (-9%)	11mo	$98,000	$139	68
1722 B Ave NW	0.43mi	2/1.0	840 (+9%)	2mo	$127,500	$152	63
717 8th St NW	0.30mi	2/1.0	860 (+11%)	7mo	$45,000	$52	61
1234 6th St NW	0.60mi	2/1.0	796 (+3%)	12mo	$77,500	$97	57
1204 8th St NW	0.46mi	1/1.0 (-1)	680 (-12%)	1mo	$70,000	$103	52
1342 Hinkley Ave NW	0.34mi	2/1.0	887 (+15%)	9mo	$110,000	$124	52
1358 Burch Ave NW	0.42mi	2/1.0	888 (+15%)	7mo	$145,000	$163	50
1301 11th St NW	0.47mi	3/1.0 (+1)	864 (+12%)	7mo	$153,000	$177	47
927 NW O Ave	0.71mi	2/1.0	836 (+8%)	9mo	$155,000	$185	46
336 20th St NW	0.67mi	2/1.0	878 (+14%)	10mo	$155,000	$177	38

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: -11.8%
• Equity multiple: 0.55×
• Total profit: $-16,915
• Equity at exit: $20,129

10-year hold

• IRR: 3.5%
• Equity multiple: 1.31×
• Total profit: $11,690
• Equity at exit: $11,672

Cash invested: $37,800 (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 52405

• Rents YoY: 12.4%
• Active inventory: 149
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$170 /mo · $2,034/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $-19

Break-even live

Break-even rent $1,182

Max offer price $131,730

Occupancy floor 97%

Sensitivity live

Price	-10% $58	-5% $20	+0% $-19	+5% $-57	+10% $-95
Rent	-10% $-110	-5% $-64	+0% $-19	+5% $27	+10% $73
Rate	-1.0pp $49	-0.5pp $16	base $-19	+0.5pp $-53	+1.0pp $-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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
417 9th St NW Cedar Rapids, IA	3.0	1.0	1061	$1,300	$1.23	45d	1	0.30mi
612 4th Ave SW Unit 612 Upper Cedar Rapids, IA	2.0	1.0	616	$2,000	$3.25	22d	1	0.76mi
400 2nd St SW Cedar Rapids, IA	1.0	1.0	615	$1,195	$1.94	22d	1	0.94mi
640 16th Ave SW Cedar Rapids, IA	1.0	1.0	595	$850	$1.43	45d	2	1.28mi
1601 30th St NW Unit 1611 6 Cedar Rapids, IA	2.0	1.0	847	$865	$1.02	15d	1	1.31mi

Listing history 7 events

1. 2026-06-15
   status $135,000 Pending 7 DOM
2. 2026-06-15
   days on market $135,000 Active 7 DOM
3. 2026-06-14
   days on market $135,000 Active 5 DOM
4. 2026-06-13
   days on market $135,000 Active 4 DOM
5. 2026-06-10
   days on market $135,000 Active 2 DOM
6. 2026-06-09
   remarks 191-char remark
7. 2026-06-09
   listed $135,000 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: $2,034 · $170/mo
• Projected year-2 tax: $2,077 · $173/mo
• Expected delta: +$43/yr (+$4/mo · 2.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% 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: $13,902
• − Mortgage interest: −$7,562
• − Property taxes: −$2,034
• − Insurance: −$675
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$3,927
• Taxable loss: −$2,521
• Est. tax savings @ 24.0%: +$605
• After-tax cash flow: $383/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): 26,526
• Household income: $70,123
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 715.0

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 (79%)
• Race & ethnicity: White 79% Black 9% Two or more races 7% Hispanic / Latino 5% Asian 2%
• Common ancestry: Portuguese 4% Lithuanian 2% Iranian 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 3% French/Haitian/Cajun 1% 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: ▼ -137.56%
• Current HPI: 201.6053
• Rent YoY: ▲ 12.37%
• 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

• 2026-06-05 Listed $135,000 CRAAR, CDRMLS

Property tax history

+2.8%/yr

Latest (2025): $2,034 · +9.1% YoY. Source: county tax records.