5200 Holly Ave · Cedar Rapids, IA 52405

$180,000

3 bd · 2.0 ba · 1,464 sqft · SingleFamily public records · 20 Days on market

Built 1958 7,013 sqft lot Est $227k · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +12.6/30.0
• Rent growth +5.0/5.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• DSCR +3.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained home located in an established NW neighborhood! Inviting, spacious living room with newer carpet & large picture window allowing much natural light. Open kitchen/dining area. All new windows! Updated bath on the main floor! Pristine, original hardwood floors in all 3 bedrooms. Fresh paint thru-out. Lower level offers comfy family room & bar area for entertaining. Also 3/4 bath and 4th (non-conforming) bedroom. This one owner home has been well cared for. Tree-lined front yard, large deck overlooking the back yard. Located near schools, quick access to shopping, yet nestled in this Cedar Hills, family friendly neighborhood.

Key facts

• Finished basement
• Fully fenced yard
• Spacious layout

Tags

• FINISHED BASEMENT
• FULLY FENCED YARD
• SPACIOUS LAYOUT
• DESIRABLE AREA

Property features AI

Finance

• Other: Pets allowed

Exterior

• Parking: Detached garage; Garage door opener; Off-street parking; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Frame construction with vinyl siding
• Exterior features: Deck; Fenced yard; Public-maintained road

Interior

• Kitchen: Range; Range hood; Disposal
• Bedrooms: 5 rooms total
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas forced-air heating; Central air conditioning
• Interior features: Eat-in kitchen; Full concrete basement
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-23 ($-280/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (12.0% below list).
• Recommended offer: $158k (12.0% 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: Maple Grove Elementary (math 67% / reading 67%, grade B+, #273 of 616 statewide, top 51%, 529 students, 35% FRL); Taft Middle School (math 60% / reading 63%, grade B+, #179 of 246 statewide, top 73%, 578 students, 38% FRL); Thomas Jefferson High School (math 41% / reading 62%, grade D+, #307 of 336 statewide, top 91%, 1,543 students, 56% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: Rents rising fast (+12.4%/yr); 149 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• It's been on market 20 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $137k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $158,373 (12.0% 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 1958 — 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. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $226,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
441 Day St NW	0.35mi	3/2.0	1,450 (-1%)	2mo	$215,000	$148	81
5434 Gordon Ave NW	0.18mi	3/1.0	1,410 (-4%)	1mo	$219,000	$155	81
332 Carter St NW	0.26mi	3/1.5	1,509 (+3%)	3mo	$192,000	$127	78
5517 D Ave NW	0.39mi	3/1.0	1,433 (-2%)	2mo	$198,000	$138	73
448 Day St St NW	0.37mi	3/1.5	1,397 (-5%)	2mo	$222,000	$159	71
142 Harbet Ave NW	0.24mi	3/2.0	1,654 (+13%)	1mo	$260,000	$157	67
146 Eastview Dr NW	0.41mi	3/1.5	1,337 (-9%)	2mo	$224,900	$168	63
6008 Eastview Ave SW	0.60mi	4/2.0 (+1)	1,504 (+3%)	3mo	$238,500	$159	60
650 Olive Dr NW	0.60mi	3/1.5	1,368 (-7%)	2mo	$240,000	$175	57
416 Hanover Rd SW	0.60mi	4/1.0 (+1)	1,422 (-3%)	3mo	$199,000	$140	56
135 Eastview Dr NW	0.40mi	3/1.5	1,272 (-13%)	2mo	$185,000	$145	55
4324 Midway Dr NW	0.53mi	4/1.5 (+1)	1,659 (+13%)	1mo	$221,000	$133	45

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: -11.6%
• Equity multiple: 0.56×
• Total profit: $-22,239
• Equity at exit: $26,839

10-year hold

• IRR: 3.8%
• Equity multiple: 1.34×
• Total profit: $16,991
• Equity at exit: $15,563

Cash invested: $50,400 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,584 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$256 /mo · $3,066/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-23

Break-even live

Break-even rent $1,613

Max offer price $175,885

Occupancy floor 96%

Sensitivity live

Price	-10% $79	-5% $28	+0% $-23	+5% $-74	+10% $-125
Rent	-10% $-148	-5% $-86	+0% $-23	+5% $39	+10% $102
Rate	-1.0pp $67	-0.5pp $22	base $-23	+0.5pp $-70	+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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5006 Spencer Dr SW Cedar Rapids, IA	3.0	2.5	1498	$1,700	$1.13	15d	1	0.39mi
5830 Greenbriar Ln SW Cedar Rapids, IA	1.0–2.0	1.0	832	$1,400	$1.68	15d	2	0.78mi
1834 Gretchen Dr SW Cedar Rapids, IA	3.0	2.0	1568	$1,589	$1.01	15d	1	1.04mi

Listing history 16 events

1. 2026-06-21
   days on market $180,000 Active 20 DOM
2. 2026-06-19
   days on market $180,000 Active 18 DOM
3. 2026-06-18
   days on market $180,000 Active 17 DOM
4. 2026-06-17
   days on market $180,000 Active 16 DOM
5. 2026-06-16
   days on market $180,000 Active 15 DOM
6. 2026-06-15
   days on market $180,000 Active 14 DOM
7. 2026-06-14
   days on market $180,000 Active 12 DOM
8. 2026-06-13
   days on market $180,000 Active 11 DOM
9. 2026-06-10
   days on market $180,000 Active 9 DOM
10. 2026-06-09
    days on market $180,000 Active 8 DOM
11. 2026-06-08
    days on market $180,000 Active 7 DOM
12. 2026-06-07
    days on market $180,000 Active 6 DOM
13. 2026-06-05
    days on market $180,000 Active 3 DOM
14. 2026-06-03
    days on market $180,000 Active 2 DOM
15. 2026-06-02
    remarks 472-char remark
16. 2026-06-02
    listed $180,000 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: $3,066 · $256/mo
• Projected year-2 tax: $3,066 · $256/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 3/10 Moderate
• 🌡 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: $19,005
• − Mortgage interest: −$10,083
• − Property taxes: −$3,066
• − Insurance: −$900
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − Depreciation: −$5,236
• Taxable loss: −$3,321
• Est. tax savings @ 24.0%: +$797
• After-tax cash flow: $518/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

+29.5% since first listed

5 events — show timeline

• 2026-06-01 Listed $180,000 CRAAR, CDRMLS
• 2019-03-26 Sold (Public Records) $137,000 Public Records
• 2019-03-26 Sold (Public Records) $137,000 Public Records
• 2019-03-22 Sold (MLS) $137,000 CRAAR, CDRMLS
• 2019-01-15 Listed $139,000 CRAAR, CDRMLS

Property tax history

+2.9%/yr

Latest (2025): $3,066 · +8.6% YoY. Source: county tax records.