1703 Tremont St · Cedar Falls, IA 50613

$245,000

4 bd · 2.5 ba · 1,730 sqft · SingleFamily public records · 17 Days on market

Built 1923 9,768 sqft lot Est $204k · 20% over

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Why this score? — see what drove the F 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 +7.1/30.0
• Schools +6.6/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming home, located in a highly sought-after Cedar Falls neighborhood just minutes from downtown, offers the perfect blend of character and modern updates. Step inside to a large foyer featuring a stunning open staircase, setting a warm and inviting tone throughout. The main floor boasts a generous living room with a beautiful window seat, a formal dining room, a versatile bedroom or office, and an eat-in kitchen with a spacious pantry. The recently refinished hardwood floors on this level further enhance the home's historic charm, and a convenient half bath completes the space. Upstairs, you'll find three additional bedrooms and a remodeled full bath, perfect for comfortable living. The lower level provides a laundry room, a large workshop, an additional bathroom and ample space for an additional living area. Outside, this home invites you to enjoy the open front porch with a charming swing or relax in the spacious, fenced-in backyard, complete with a deck, patio, and beautiful landscaping. With a double detached garage and its prime location, this home truly has it all. Schedule your tour today!

Key facts

• Open staircase
• Deck
• Fenced-in backyard

Tags

• CORNER LOT
• FENCED-IN BACKYARD
• DECK
• PATIO
• MATURE LANDSCAPING
• OPEN STAIRCASE

Property features AI

Exterior

• Parking: Detached carport (2 spaces)
• Utilities: Shared well water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Vinyl siding; Shingle/asphalt roof; 330 sq ft of below-grade finished area
• Exterior features: Concrete road access

Interior

• Bathrooms: 1 full bathroom; 1 three-quarter bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Fireplace in the living room (electric); Partially finished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-346 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (25.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (32.7% below list).
• Recommended offer: $165k (32.7% below list) — sets the bar for 1% rule.
• Cap rate 4.6% 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: Lincoln Elementary School (math 66% / reading 71%, grade B+, #266 of 616 statewide, top 43%, 453 students, 45% 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); 389 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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 17 days — a 2% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,944 (32.7% 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 1923 — 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 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?
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: 0.67% ✗
• Cap rate: 4.60%
• Cash-on-cash: -6.06%
• DSCR: 0.73
• GRM: 12.4

CMA / ARV

• ARV (on-the-fly): $204,140
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1422 Main St	0.34mi	4/2.0	1,732 (+0%)	1mo	$160,000	$92	81
1710 College St	0.22mi	4/2.0	1,577 (-9%)	6mo	$167,500	$106	68
1632 East St	0.67mi	4/3.0	1,712 (-1%)	0mo	$220,000	$129	65
921 Tremont St	0.47mi	4/1.0	1,700 (-2%)	6mo	$247,000	$145	64
1207 Clay St	0.32mi	4/2.0	1,947 (+12%)	0mo	$255,000	$131	62
2121 Walnut St	0.37mi	4/2.0	1,920 (+11%)	2mo	$173,000	$90	61
315 W 21st St	0.29mi	4/2.0	1,980 (+14%)	7mo	$220,000	$111	55
1415 Clark Dr	0.72mi	3/1.5 (-1)	1,732 (+0%)	5mo	$260,900	$151	53
1025 W 8th St	0.70mi	4/2.0	1,600 (-8%)	6mo	$180,000	$113	47
211 W 9th St	0.57mi	3/1.5 (-1)	1,574 (-9%)	6mo	$185,000	$118	44
2316 Franklin St	0.47mi	3/2.0 (-1)	1,978 (+14%)	6mo	$265,500	$134	42
921 W 7th St	0.72mi	3/1.0 (-1)	1,888 (+9%)	7mo	$179,900	$95	35

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: -27.8%
• Equity multiple: 0.08×
• Total profit: $-63,453
• Equity at exit: $36,530

10-year hold

• IRR: -30.6%
• Equity multiple: -0.32×
• Total profit: $-90,466
• Equity at exit: $21,183

Cash invested: $68,600 (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: 389
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,649 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$262 /mo · $3,150/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-346

Break-even live

Break-even rent $2,088

Max offer price $183,819

Occupancy floor —

Sensitivity live

Price	-10% $-208	-5% $-277	+0% $-346	+5% $-416	+10% $-485
Rent	-10% $-477	-5% $-411	+0% $-346	+5% $-281	+10% $-216
Rate	-1.0pp $-223	-0.5pp $-284	base $-346	+0.5pp $-410	+1.0pp $-474

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1803 Franklin St Unit 1803 Cedar Falls, IA	4.0	1.0	1200	$1,400	$1.17	45d	1	0.09mi
1122 Franklin St Unit 1122 Cedar Falls, IA	5.0	2.0	1992	$2,800	$1.41	23d	1	0.35mi
2208 Walnut St Cedar Falls, IA	3.0	1.0	1380	$1,400	$1.01	45d	1	0.40mi
2311 Olive St Cedar Falls, IA	3.0–4.0	1.0	1050	$1,195	$1.14	23d	2	0.49mi
1902 Campus St Cedar Falls, IA	3.0	2.0	1300	$1,350	$1.04	23d	1	0.49mi
604 W Seerley Blvd Cedar Falls, IA	4.0	1.5	1600	$1,300	$0.81	23d	1	0.51mi
2515 Olive St Cedar Falls, IA	3.0	1.0	1380	$975	$0.71	23d	1	0.62mi
2110 Melrose Ct Cedar Falls, IA	4.0	2.0	1100	$1,250	$1.14	23d	1	0.67mi
2609 Olive St Cedar Falls, IA	4.0	2.0–2.5	1568	$1,750	$1.12	23d	6	0.68mi
1320-1322 Delta Dr Unit 1322 (South Side) Cedar Falls, IA	3.0	2.0	1664	$1,350	$0.81	45d	1	0.79mi
1815 W 18th St Cedar Falls, IA	1.0–3.0	1.0–3.0	1065	$1,500	$1.41	23d	7	0.87mi

Listing history 25 events

1. 2026-06-21
   days on market $245,000 Active 17 DOM
2. 2026-06-19
   days on market $245,000 Active 15 DOM
3. 2026-06-18
   days on market $245,000 Active 14 DOM
4. 2026-06-17
   days on market $245,000 Active 13 DOM
5. 2026-06-16
   days on market $245,000 Active 12 DOM
6. 2026-06-15
   days on market $245,000 Active 11 DOM
7. 2026-06-14
   days on market $245,000 Active 9 DOM
8. 2026-06-13
   days on market $245,000 Active 8 DOM
9. 2026-06-10
   days on market $245,000 Active 6 DOM
10. 2026-06-09
    days on market $245,000 Active 5 DOM
11. 2026-06-08
    days on market $245,000 Active 4 DOM
12. 2026-06-07
    statusdays on market $245,000 Active 3 DOM
13. 2026-05-31
    status $245,000 Pending 1 DOM
14. 2026-05-29
    listed $245,000 Active
15. 2024-11-18
    soldstatus $235,000
16. 2024-11-15
    soldstatus $235,000 Closed 1122-char remark

    Show marketing remark (1122 chars)

    This charming home, located in a highly sought-after Cedar Falls neighborhood just minutes from downtown, offers the perfect blend of character and modern updates. Step inside to a large foyer featuring a stunning open staircase, setting a warm and inviting tone throughout. The main floor boasts a generous living room with a beautiful window seat, a formal dining room, a versatile bedroom or office, and an eat-in kitchen with a spacious pantry. The recently refinished hardwood floors on this level further enhance the home's historic charm, and a convenient half bath completes the space. Upstairs, you'll find three additional bedrooms and a remodeled full bath, perfect for comfortable living. The lower level provides a laundry room, a large workshop, an additional bathroom and ample space for an additional living area. Outside, this home invites you to enjoy the open front porch with a charming swing or relax in the spacious, fenced-in backyard, complete with a deck, patio, and beautiful landscaping. With a double detached garage and its prime location, this home truly has it all. Schedule your tour today!

17. 2024-11-06
    status Pending 1122-char remark

    Show marketing remark (1122 chars)

    This charming home, located in a highly sought-after Cedar Falls neighborhood just minutes from downtown, offers the perfect blend of character and modern updates. Step inside to a large foyer featuring a stunning open staircase, setting a warm and inviting tone throughout. The main floor boasts a generous living room with a beautiful window seat, a formal dining room, a versatile bedroom or office, and an eat-in kitchen with a spacious pantry. The recently refinished hardwood floors on this level further enhance the home's historic charm, and a convenient half bath completes the space. Upstairs, you'll find three additional bedrooms and a remodeled full bath, perfect for comfortable living. The lower level provides a laundry room, a large workshop, an additional bathroom and ample space for an additional living area. Outside, this home invites you to enjoy the open front porch with a charming swing or relax in the spacious, fenced-in backyard, complete with a deck, patio, and beautiful landscaping. With a double detached garage and its prime location, this home truly has it all. Schedule your tour today!

18. 2024-09-26
    listed $242,000 Active 1122-char remark

    Show marketing remark (1122 chars)

    This charming home, located in a highly sought-after Cedar Falls neighborhood just minutes from downtown, offers the perfect blend of character and modern updates. Step inside to a large foyer featuring a stunning open staircase, setting a warm and inviting tone throughout. The main floor boasts a generous living room with a beautiful window seat, a formal dining room, a versatile bedroom or office, and an eat-in kitchen with a spacious pantry. The recently refinished hardwood floors on this level further enhance the home's historic charm, and a convenient half bath completes the space. Upstairs, you'll find three additional bedrooms and a remodeled full bath, perfect for comfortable living. The lower level provides a laundry room, a large workshop, an additional bathroom and ample space for an additional living area. Outside, this home invites you to enjoy the open front porch with a charming swing or relax in the spacious, fenced-in backyard, complete with a deck, patio, and beautiful landscaping. With a double detached garage and its prime location, this home truly has it all. Schedule your tour today!

19. 2021-12-08
    soldstatus $194,000
20. 2021-12-06
    soldstatus $194,000 870-char remark

    Show marketing remark (870 chars)

    Charm galore in a wonderful Cedar Falls neighborhood, close to downtown! Nestled on a great corner lot, you'll be able to enjoy the fresh air on the open front porch with swing or in the spacious, fenced-in private backyard with deck, patio and beautiful landscaping. You'll be greeted by the amazing open staircase as you enter the front foyer, immediately engulfed in its coziness and warmth. The main floor includes a large living room with gorgeous window seat, dining room, bedroom/office, large kitchen with a huge pantry area, along with an adorable 1/2 bath. Three additional bedrooms, along with a beautifully updated full bath round out the upper level. Downstairs, you will find the laundry room, a giant workshop area, and plenty of space ready to be finished off for a man cave or additional living space. This one has it all ~ beauty, charm, and location!

21. 2021-09-11
    listed $199,900 870-char remark

    Show marketing remark (870 chars)

    Charm galore in a wonderful Cedar Falls neighborhood, close to downtown! Nestled on a great corner lot, you'll be able to enjoy the fresh air on the open front porch with swing or in the spacious, fenced-in private backyard with deck, patio and beautiful landscaping. You'll be greeted by the amazing open staircase as you enter the front foyer, immediately engulfed in its coziness and warmth. The main floor includes a large living room with gorgeous window seat, dining room, bedroom/office, large kitchen with a huge pantry area, along with an adorable 1/2 bath. Three additional bedrooms, along with a beautifully updated full bath round out the upper level. Downstairs, you will find the laundry room, a giant workshop area, and plenty of space ready to be finished off for a man cave or additional living space. This one has it all ~ beauty, charm, and location!

22. 2019-11-22
    soldstatus $180,000
23. 2019-11-15
    soldstatus $180,000
24. 2019-09-03
    listed $188,500
25. 2014-05-16
    soldstatus $155,000

ⓘ 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: $3,150 · $262/mo
• Projected year-2 tax: $3,498 · $292/mo
• Expected delta: +$348/yr (+$29/mo · 11.1%)

ⓘ 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 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: $19,793
• − Mortgage interest: −$13,724
• − Property taxes: −$3,150
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$7,127
• Taxable loss: −$8,600
• Est. tax savings @ 24.0%: +$2,064
• After-tax cash flow: $-2,092/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

+58.1% since first listed

12 events — show timeline

• 2026-05-29 Listed $245,000 NEIRBR as distributed by MLS GRID
• 2024-11-18 Sold (Public Records) $235,000 Public Records
• 2024-11-15 Sold (MLS) $235,000 NEIRBR as distributed by MLS GRID
• 2024-11-06 Pending — NEIRBR as distributed by MLS GRID
• 2024-09-26 Listed $242,000 NEIRBR as distributed by MLS GRID
• 2021-12-08 Sold (Public Records) $194,000 Public Records
• 2021-12-06 Sold (MLS) $194,000 NEIRBR as distributed by MLS GRID
• 2021-09-11 Listed $199,900 NEIRBR as distributed by MLS GRID
• 2019-11-22 Sold (MLS) $180,000 NEIRBR as distributed by MLS GRID
• 2019-11-15 Sold (Public Records) $180,000 Public Records
• 2019-09-03 Listed $188,500 NEIRBR as distributed by MLS GRID
• 2014-05-16 Sold (Public Records) $155,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $3,150 · +3.1% YoY. Source: county tax records.