6612 Inwood Lane Ln NE · Cedar Rapids, IA 52402

$199,000

3 bd · 1.0 ba · 1,268 sqft · SingleFamily public records · 307 Days on market

Built 1971 8,276 sqft lot $157/sqft · at area comps Est $200k · at est.

---

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 +19.4/30.0
• ARV discount +7.8/15.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Rent growth +5.0/5.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

6612 Inwood Lane offers a harmonious blend of traditional charm and modern convenience. The split-foyer design ensures separation between formal living and recreation spaces. Cozy finishes and practical features—like the fenced yard and deck—make it a comfortable setting for both entertainment and daily life. Its location provides walkable access to community amenities and schools, while still offering privacy within the neighborhood. Located in close proximity to restaurants, shopping and local employers, you’ll love the convenience this home offers.

Key facts

• Privacy
• Fenced yard
• Community amenities

Tags

• FENCED YARD
• DECK
• WALKABLE ACCESS
• COMMUNITY AMENITIES
• PRIVACY
• PROXIMITY TO RESTAURANTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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.
• Market conditions: Rents rising fast (+11.0%/yr); 290 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,023 units permitted in Linn County in 2024 (456 in 5+ unit buildings).
• This rent runs 33% of the median local income ($73k/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 $6k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 307 days — a 12% lower offer ($175k) 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 $141k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 307 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 1971 — 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. 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?
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: 1.02% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

• ARV (median comp): $200,478
• List price: $199,000
• Delta: -0.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6808 Kelburn Ln NE	0.09mi	3/1.5	1,336 (+5%)	10mo	$209,950	$157	76
6526 Minden Ln Ln NE	0.09mi	3/1.5	1,254 (-1%)	19mo	$194,500	$155	76
6711 Idlebrook Ln NE	0.18mi	3/1.5	1,262 (-0%)	18mo	$191,750	$152	74
6706 Kelburn Ln NE	0.06mi	3/1.5	1,218 (-4%)	18mo	$170,000	$140	73
1727 Northbrook Dr NE	0.20mi	3/2.0	1,317 (+4%)	9mo	$160,000	$121	72
6510 NE Asbury Ln	0.13mi	3/1.5	1,359 (+7%)	12mo	$201,000	$148	70
6517 Minden Ln NE	0.10mi	3/1.5	1,371 (+8%)	19mo	$205,000	$150	64
6820 Stonybrook Ln NE	0.23mi	3/1.5	1,379 (+9%)	15mo	$208,000	$151	60
6715 Kelburn Ln NE	0.06mi	4/2.0 (+1)	1,437 (+13%)	11mo	$220,000	$153	57
970 Dry Run Creek Ct	0.37mi	3/2.0	1,433 (+13%)	10mo	$185,000	$129	48
107 E Willman St	0.69mi	3/1.0	1,302 (+3%)	23mo	$205,000	$157	44
109 E Willman St	0.69mi	3/1.0	1,456 (+15%)	3mo	$200,000	$137	41

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-7,400
• Equity at exit: $29,672

10-year hold

• IRR: 11.3%
• Equity multiple: 2.09×
• Total profit: $60,741
• Equity at exit: $17,206

Cash invested: $55,720 (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 52402

• Rents YoY: 11.0%
• Active inventory: 290
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,034 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$260 /mo · $3,118/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $221

Break-even live

Break-even rent $1,755

Max offer price $199,000

Occupancy floor 84%

Sensitivity live

Price	-10% $333	-5% $277	+0% $221	+5% $164	+10% $108
Rent	-10% $60	-5% $140	+0% $221	+5% $301	+10% $381
Rate	-1.0pp $321	-0.5pp $271	base $221	+0.5pp $169	+1.0pp $117

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
419 Cimarron Dr Hiawatha, IA	3.0	2.5	1680	$2,650	$1.58	45d	1	0.49mi
150015061524 Petrus Dr NE Cedar Rapids, IA	2.0	1.0–2.0	1108	$1,948	$1.76	14d	2	0.88mi
663 Boyson Rd NE Cedar Rapids, IA	3.0	2.0	1344	$1,765	$1.31	14d	1	0.88mi

Listing history 26 events

1. 2026-06-21
   days on market $199,000 Active 307 DOM
2. 2026-06-19
   days on market $199,000 Active 305 DOM
3. 2026-06-18
   days on market $199,000 Active 304 DOM
4. 2026-06-17
   days on market $199,000 Active 303 DOM
5. 2026-06-16
   days on market $199,000 Active 302 DOM
6. 2026-06-15
   days on market $199,000 Active 301 DOM
7. 2026-06-14
   days on market $199,000 Active 299 DOM
8. 2026-06-13
   days on market $199,000 Active 298 DOM
9. 2026-06-10
   days on market $199,000 Active 296 DOM
10. 2026-06-09
    days on market $199,000 Active 295 DOM
11. 2026-06-08
    days on market $199,000 Active 294 DOM
12. 2026-06-07
    days on market $199,000 Active 293 DOM
13. 2026-06-05
    days on market $199,000 Active 290 DOM
14. 2026-06-03
    days on market $199,000 Active 289 DOM
15. 2026-06-02
    days on market $199,000 Active 288 DOM
16. 2026-06-01
    days on market $199,000 Active 287 DOM
17. 2026-05-31
    days on market $199,000 Active 286 DOM
18. 2026-05-30
    days on market $199,000 Active 285 DOM
19. 2025-08-04
    price $199,000
20. 2025-07-22
    listed $199,000 Active 575-char remark

    Show marketing remark (575 chars)

    6612 Inwood Lane offers a harmonious blend of traditional charm and modern convenience. The split-foyer design ensures separation between formal living and recreation spaces. Cozy finishes and practical features—like the fenced yard and deck—make it a comfortable setting for both entertainment and daily life. Its location provides walkable access to community amenities and schools, while still offering privacy within the neighborhood. Located in close proximity to restaurants, shopping and local employers, you’ll love the convenience this home offers.

21. 2017-08-31
    soldstatus $141,000
22. 2017-08-31
    soldstatus $141,000
23. 2017-08-18
    soldstatus $141,000
24. 2017-05-30
    listed $145,000
25. 2010-11-09
    soldstatus $129,000
26. 2005-08-18
    soldstatus $103,500

ⓘ 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: $3,118 · $260/mo
• Projected year-2 tax: $3,121 · $260/mo
• Expected delta: +$3/yr ($0/mo · 0.1%)

ⓘ 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 2/10 Low 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: $24,411
• − Mortgage interest: −$11,147
• − Property taxes: −$3,118
• − Insurance: −$995
• − Repairs & maintenance: −$1,953
• − Management: −$1,953
• − Depreciation: −$5,789
• Taxable loss: −$544
• Est. tax savings @ 24.0%: +$131
• After-tax cash flow: $2,779/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): 42,938
• Household income: $73,439
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 971.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 7% Black 6% Asian 6% Hispanic / Latino 4%
• Common ancestry: Portuguese 4% Lithuanian 2% Iranian 2%
• Foreign-born: 8% · Canada, Philippines, China
• Languages at home: 89% English-only · Spanish 3% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -133.31%
• Current HPI: 201.7061
• Rent YoY: ▲ 10.97%
• 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

+92.3% since first listed

8 events — show timeline

• 2025-08-04 Price Changed $199,000 CRAAR, CDRMLS
• 2025-07-22 Listed $199,000 ICAARMLS
• 2017-08-31 Sold (Public Records) $141,000 Public Records
• 2017-08-31 Sold (Public Records) $141,000 Public Records
• 2017-08-18 Sold (MLS) $141,000 CRAAR, CDRMLS
• 2017-05-30 Listed $145,000 CRAAR, CDRMLS
• 2010-11-09 Sold (Public Records) $129,000 Public Records
• 2005-08-18 Sold (Public Records) $103,500 Public Records

Property tax history

+2.4%/yr

Latest (2025): $3,118 · +8.7% YoY. Source: county tax records.