1052 Clifton St NE · Cedar Rapids, IA 52402

$215,000

2 bd · 1.0 ba · 1,636 sqft · SingleFamily public records · 6 Days on market

Built 1955 6,055 sqft lot Est $209k · at est.

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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 +8.2/30.0
• ARV discount +6.3/15.0
• Rent growth +5.0/5.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this well-maintained and loved (Sellers have lived here for 57 years!) ranch nestled on a beautiful lot with mature landscaping and gardens. The spacious main level offers a comfortable living room and dining area, a full bathroom, and a versatile office/gaming room with a built-in closet that was formerly a bedroom. You'll love spending time in the inviting four-seasons room featuring a vaulted ceiling and views of the backyard. The kitchen offers attractive oak cabinetry with pantry storage, neutral countertops, under-cabinet lighting, and includes the dishwasher, microwave, refrigerator, range, and disposal. The finished lower level provides additional living space with

Key facts

• 6,055 sq ft lot
• 2 garage spots
• Built 1955

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Frame construction with vinyl siding; Above-grade finished area and a finished lower level
• Exterior features: Patio; Fenced yard

Interior

• Kitchen: Range; Microwave; Dishwasher; Garbage disposal; Refrigerator; Gas water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Vaulted ceilings; Full concrete basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (16.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (25.9% below list).
• Recommended offer: $159k (25.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: Wright Elementary School (math 47% / reading 47%, grade D-, #530 of 616 statewide, top 88%, 295 students, 76% FRL); Harding Middle School (math 61% / reading 69%, grade A-, #154 of 246 statewide, top 63%, 713 students, 43% FRL); John F Kennedy High School (math 63% / reading 77%, grade B+, #146 of 336 statewide, top 45%, 1,714 students, 31% FRL).
• Market conditions: Rents rising fast (+11.0%/yr); 291 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,340 (25.9% 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 1955 — 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: 0.74% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.99%
• DSCR: 0.82
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $209,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
742 43rd St St NE	0.30mi	2/1.5	1,605 (-2%)	2mo	$205,000	$128	79
4432 Regal Ave NE	0.27mi	3/1.0 (+1)	1,677 (+2%)	4mo	$143,000	$85	75
1101 NE Dover St	0.03mi	3/1.0 (+1)	1,482 (-9%)	6mo	$160,000	$108	73
4523 Regal Ave NE	0.37mi	2/2.0	1,760 (+8%)	8mo	$198,000	$113	60
1236 Miami Ct NE	0.37mi	3/1.0 (+1)	1,472 (-10%)	8mo	$175,000	$119	55
4436 Rushmore Dr Dr NE	0.53mi	3/2.0 (+1)	1,523 (-7%)	2mo	$210,000	$138	53
1032 34th St St NE	0.69mi	3/1.0 (+1)	1,555 (-5%)	7mo	$162,500	$105	49
1456 Miami Dr Dr NE	0.43mi	3/2.0 (+1)	1,469 (-10%)	7mo	$182,500	$124	48
1134 Center St NE	0.75mi	3/1.5 (+1)	1,542 (-6%)	6mo	$205,000	$133	43
1626 Hollywood Blvd Blvd NE	0.69mi	3/2.0 (+1)	1,802 (+10%)	1mo	$231,000	$128	41
1214 Center St NE	0.75mi	3/2.0 (+1)	1,463 (-11%)	4mo	$191,000	$131	36
1051 35th St NE	0.65mi	3/2.0 (+1)	1,391 (-15%)	6mo	$190,000	$137	30

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: -17.7%
• Equity multiple: 0.35×
• Total profit: $-39,167
• Equity at exit: $32,057

10-year hold

• IRR: -2.5%
• Equity multiple: 0.80×
• Total profit: $-12,174
• Equity at exit: $18,589

Cash invested: $60,200 (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: 291
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,593 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$242 /mo · $2,904/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-200

Break-even live

Break-even rent $1,847

Max offer price $179,620

Occupancy floor —

Sensitivity live

Price	-10% $-79	-5% $-139	+0% $-200	+5% $-261	+10% $-322
Rent	-10% $-326	-5% $-263	+0% $-200	+5% $-137	+10% $-74
Rate	-1.0pp $-92	-0.5pp $-146	base $-200	+0.5pp $-256	+1.0pp $-313

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1127 34th St NE Cedar Rapids, IA	3.0	2.0	1152	$1,385	$1.20	45d	1	0.71mi
419 Cimarron Dr Hiawatha, IA	3.0	2.5	1680	$2,650	$1.58	45d	1	1.48mi

Listing history 6 events

1. 2026-06-21
   days on market $215,000 Active 6 DOM
2. 2026-06-19
   days on market $215,000 Active 4 DOM
3. 2026-06-18
   days on market $215,000 Active 3 DOM
4. 2026-06-17
   days on market $215,000 Active 2 DOM
5. 2026-06-16
   remarks 699-char remark
6. 2026-06-15
   listed $215,000 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: $2,904 · $242/mo
• Projected year-2 tax: $3,140 · $262/mo
• Expected delta: +$236/yr (+$20/mo · 8.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $19,121
• − Mortgage interest: −$12,043
• − Property taxes: −$2,904
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − Depreciation: −$6,255
• Taxable loss: −$6,215
• Est. tax savings @ 24.0%: +$1,492
• After-tax cash flow: $-912/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

1 event — show timeline

• 2026-06-15 Listed $215,000 CRAAR, CDRMLS

Property tax history

+1.8%/yr

Latest (2025): $2,904 · +6.1% YoY. Source: county tax records.