739 W 11th St · Waterloo, IA 50702

$89,900

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 133 Days on market

Built 1896 0.30 ac lot Est $119k · 24% under ↓ 24% since listing

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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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.5/10.0
• 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

You don't want to miss this charming 3 bedroom, 1 bathroom home, boasting many new updates. As soon as you walk through the front door into the well-lit living room, you will notice all new paint and flooring throughout. All three bedrooms are conveniently located on the main level along with an updated full bathroom. The large dining room is right off of the updated kitchen offering new appliances. The unfinished basement is perfect for storage and laundry, with potential to finish. In the warmer months you will enjoy your front porch. Situated on a . 3 acre lot, you are sure to love the deep back yard. Schedule your showing today and see all this home has to offer!

Key facts

• Well-lit living room
• Deep back yard
• Unfinished basement

Tags

• WELL-LIT LIVING ROOM
• UPDATED KITCHEN
• NEW APPLIANCES
• UNFINISHED BASEMENT
• FRONT PORCH
• DEEP BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($940 rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $622 of loan paydown is wiped out by about $3k 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 133 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1896 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.05% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.92%
• DSCR: 1.22
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $118,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
739 W 11th St	0.00mi	3/1.0	888 (0%)	1mo	$85,000	$96	99
1648 Glenny Ave	0.42mi	2/1.0 (-1)	864 (-3%)	1mo	$220,000	$255	70
649 W 11th St	0.12mi	3/1.0	996 (+12%)	5mo	$68,000	$68	70
1017 Forest Ave	0.46mi	2/1.0 (-1)	868 (-2%)	1mo	$110,000	$127	69
2003 Randolph St	0.41mi	2/1.0 (-1)	932 (+5%)	6mo	$125,000	$134	62
1212 Byron Ave	0.40mi	2/1.0 (-1)	819 (-8%)	6mo	$116,425	$142	58
620 W 7th St	0.48mi	3/1.0	960 (+8%)	8mo	$58,000	$60	57
929 Randolph St	0.40mi	3/2.0	792 (-11%)	3mo	$130,000	$164	56
1847 Forest Ave	0.46mi	2/1.0 (-1)	968 (+9%)	5mo	$145,000	$150	55
826 Williston Ave	0.60mi	3/1.0	976 (+10%)	1mo	$72,000	$74	54
1201 Lyon Ave	0.55mi	2/1.0 (-1)	768 (-14%)	6mo	$155,000	$202	42
2527 Randolph St St	0.75mi	2/1.0 (-1)	786 (-12%)	3mo	$79,000	$101	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 · 2.7% rent growth · sell at horizon

5-year hold

• IRR: -9.0%
• Equity multiple: 0.67×
• Total profit: $-8,257
• Equity at exit: $13,404

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $216
• Equity at exit: $7,773

Cash invested: $25,172 (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: 8.0×

Monthly cashflow live

• Estimated rent: $940 high
• Mortgage (P&I): −$471
• Tax from tax record: −$130 /mo · $1,566/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $103

Break-even live

Break-even rent $809

Max offer price $89,900

Occupancy floor 84%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1014 Leavitt St Waterloo, IA	2.0	1.0	700	$1,060	$1.51	21d	2	0.41mi
1008 Leavitt St Waterloo, IA	2.0	1.0	700	$920	$1.31	21d	1	0.43mi
611 Johnson St Unit 8 Waterloo, IA	2.0	1.0	800	$825	$1.03	43d	1	0.44mi
611 Johnson St Unit 11 Waterloo, IA	2.0	1.0	800	$895	$1.12	43d	1	0.44mi
1112 Byron Ave Unit 1114 Waterloo, IA	2.0	1.0	896	$930	$1.04	21d	1	0.45mi
706 South St Unit B Waterloo, IA	2.0	1.0	750	$635	$0.85	21d	1	0.61mi
706 South St Waterloo, IA	2.0	1.0	750	$675	$0.90	43d	1	0.61mi
924 Sycamore St #1 Waterloo, IA	2.0	2.0	1054	$1,250	$1.19	43d	1	0.77mi
920-928 Sycamore St Unit 920-07 Waterloo, IA	2.0	2.0	1054	$1,250	$1.19	43d	1	0.80mi
824 Sycamore St Unit 824-09 Waterloo, IA	2.0	2.0	1054	$1,250	$1.19	43d	1	0.81mi
820 W 2nd St Apt 2 Waterloo, IA	2.0	1.5	1100	$695	$0.63	43d	1	0.93mi
1524 1/2 W 5th St Unit 1524 1/2 Waterloo, IA	2.0	1.0	981	$850	$0.87	21d	1	0.94mi
910 Mulberry St Apt 3 Waterloo, IA	2.0	1.0	1064	$695	$0.65	21d	1	0.95mi
408 E 8th St Waterloo, IA	3.0	1.0	600	$850	$1.42	43d	1	0.95mi
237 Miriam Dr Apt B Waterloo, IA	2.0	1.0	750	$725	$0.97	43d	1	1.01mi
226 Palmer Dr Unit 226-B Waterloo, IA	2.0	1.0	800	$780	$0.97	21d	1	1.02mi
313 Denver St Unit Downstairs Waterloo, IA	2.0	1.5	950	$695	$0.73	21d	1	1.02mi
200 Parkview Blvd Waterloo, IA	2.0	1.0	744	$725	$0.97	21d	1	1.02mi
254 Parkview Blvd Unit 254 Waterloo, IA	2.0	1.0	744	$795	$1.07	43d	1	1.03mi
225 Miriam Dr Unit A Waterloo, IA	2.0	1.0	700	$650	$0.93	43d	1	1.03mi
520 Lafayette St Unit A Waterloo, IA	2.0	1.0	800	$750	$0.94	43d	1	1.05mi
W Mullan Ave Waterloo, IA	2.0	1.0	918	$710	$0.77	43d	2	1.07mi
2006 Lafayette St Waterloo, IA	2.0	1.0	576	$650	$1.13	21d	1	1.08mi
1047 Langley Rd Waterloo, IA	2.0	1.0	951	$795	$0.84	21d	1	1.16mi
1211 Langley Rd Waterloo, IA	2.0	1.0	951	$825	$0.87	21d	1	1.17mi
45 W Jefferson St Waterloo, IA	1.0–2.0	1.0–2.0	1062	$1,750	$1.65	21d	9	1.17mi
1225 Langley Rd Waterloo, IA	2.0	1.0	989	$795	$0.80	21d	1	1.18mi
1154-1206 Langley Rd Waterloo, IA	2.0	1.0	813	$750	$0.92	21d	1	1.20mi
1254 W Mullan Ave Unit 1254 Waterloo, IA	2.0	1.0	864	$775	$0.90	21d	1	1.26mi
1272 W Mullan Ave Unit 1272 Waterloo, IA	2.0	1.0	864	$825	$0.95	21d	1	1.26mi
2304 Lafayette St Waterloo, IA	2.0	1.0	971	$825	$0.85	43d	1	1.27mi
425 Glenwood St Waterloo, IA	2.0	1.0	846	$825	$0.98	21d	1	1.27mi
333 Lamont St Waterloo, IA	2.0	1.0	720	$975	$1.35	43d	1	1.29mi
303 Franklin St Apt 2 Waterloo, IA	2.0	1.0	600	$650	$1.08	43d	1	1.30mi
154 Acadia St Unit 2 Waterloo, IA	2.0	1.0	995	$1,200	$1.21	43d	1	1.39mi
823 Glenwood St Waterloo, IA	2.0	1.0	999	$895	$0.90	43d	1	1.45mi
1319 Ravenwood Rd #3 Waterloo, IA	2.0	1.0	857	$825	$0.96	21d	1	1.45mi
105 Bellaire Rd Waterloo, IA	2.0	2.0	1088	$1,100	$1.01	21d	1	1.46mi
1229 Ravenwood Rd Unit 1237-1 Waterloo, IA	2.0	1.0	960	$900	$0.94	43d	1	1.47mi
230 Polk St Waterloo, IA	3.0	1.0	992	$850	$0.86	21d	1	1.48mi

Listing history 6 events

1. 2026-04-01
   status Pending
2. 2026-03-20
   price $89,900
3. 2026-02-02
   price $95,000
4. 2026-01-02
   price $99,000
5. 2025-11-24
   price $109,000
6. 2025-11-19
   listed $119,000 Active

ⓘ 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: $1,566 · $130/mo
• Projected year-2 tax: $1,566 · $130/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: $11,279
• − Mortgage interest: −$5,036
• − Property taxes: −$1,566
• − Insurance: −$450
• − Repairs & maintenance: −$902
• − Management: −$902
• − Depreciation: −$2,615
• Taxable loss: −$192
• Est. tax savings @ 24.0%: +$46
• After-tax cash flow: $1,284/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

-24.5% since first listed

6 events — show timeline

• 2026-04-01 Pending — NEIRBR as distributed by MLS GRID
• 2026-03-20 Price Changed $89,900 NEIRBR as distributed by MLS GRID
• 2026-02-02 Price Changed $95,000 NEIRBR as distributed by MLS GRID
• 2026-01-02 Price Changed $99,000 NEIRBR as distributed by MLS GRID
• 2025-11-24 Price Changed $109,000 NEIRBR as distributed by MLS GRID
• 2025-11-19 Listed $119,000 NEIRBR as distributed by MLS GRID

Property tax history

+3.8%/yr

Latest (2025): $1,566 · +8.6% YoY. Source: county tax records.