522 8th St St SW · Cedar Rapids, IA 52404

$135,000

2 bd · 1.0 ba · 791 sqft · SingleFamily public records · 1 Days on market

Built 1900 5,619 sqft lot Est $114k · 19% over

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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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +6.0/10.0
• Rent growth +4.7/5.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Key facts

• 5,619 sq ft lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 8.8% 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: Cedar River Academy At Taylor (math 22% / reading 27%, grade F, #613 of 616 statewide, top 100%, 296 students, 78% FRL); Wilson Middle School (math 42% / reading 49%, grade D+, #231 of 246 statewide, top 94%, 395 students, 72% FRL); Thomas Jefferson High School (math 41% / reading 62%, grade D+, #307 of 336 statewide, top 91%, 1,543 students, 56% FRL) — zoned schools average 69% FRL vs 43% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 40% at this address vs 54% district-wide (-14 pts) — the specific schools serving this property underperform the Cedar Rapids Community School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+8.8%/yr); 419 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $933 of loan paydown is wiped out by about $4k 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 $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 12y 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 $105k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.98%
• DSCR: 1.40
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $113,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
522 8th St St SW	0.00mi	2/1.0	791 (0%)	1mo	$135,000	$171	99
826 SW 10th St	0.22mi	2/1.0	800 (+1%)	0mo	$140,000	$175	88
702 8th St SW	0.06mi	2/1.0	720 (-9%)	5mo	$83,000	$115	78
911 8th St St SW	0.20mi	2/1.0	887 (+12%)	8mo	$55,000	$62	63
1128 B Ave NW	0.55mi	2/1.0	840 (+6%)	3mo	$117,000	$139	62
1209 16th St St SW	0.73mi	2/1.0	768 (-3%)	1mo	$142,000	$185	60
1506 13th Ave SW	0.73mi	3/1.0 (+1)	768 (-3%)	1mo	$168,000	$219	55
1426 N St SW	0.55mi	2/1.0	864 (+9%)	5mo	$124,250	$144	54
657 16th Ave Ave SW	0.58mi	1/1.0 (-1)	864 (+9%)	4mo	$64,000	$74	49
717 8th St NW	0.69mi	2/1.0	860 (+9%)	7mo	$45,000	$52	48
1358 Burch Ave NW	0.63mi	2/1.0	888 (+12%)	7mo	$145,000	$163	44
1342 Hinkley Ave NW	0.63mi	2/1.0	887 (+12%)	9mo	$110,000	$124	43

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: 2.6%
• Equity multiple: 1.11×
• Total profit: $3,988
• Equity at exit: $20,129

10-year hold

• IRR: 16.4%
• Equity multiple: 2.65×
• Total profit: $62,405
• Equity at exit: $11,672

Cash invested: $37,800 (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 52404

• Rents YoY: 8.8%
• Active inventory: 419
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,486 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$127 /mo · $1,526/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $283

Break-even live

Break-even rent $1,128

Max offer price $135,000

Occupancy floor 76%

Sensitivity live

Price	-10% $359	-5% $321	+0% $283	+5% $245	+10% $206
Rent	-10% $165	-5% $224	+0% $283	+5% $342	+10% $400
Rate	-1.0pp $351	-0.5pp $317	base $283	+0.5pp $248	+1.0pp $212

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
612 4th Ave SW Unit 612 Upper Cedar Rapids, IA	2.0	1.0	616	$2,000	$3.25	22d	1	0.13mi
400 2nd St SW Cedar Rapids, IA	1.0	1.0	615	$1,195	$1.94	22d	1	0.43mi
417 9th St NW Cedar Rapids, IA	3.0	1.0	1061	$1,300	$1.23	44d	1	0.50mi
640 16th Ave SW Cedar Rapids, IA	1.0	1.0	595	$850	$1.43	44d	2	0.55mi

Listing history 9 events

1. 2026-04-27
   status Pending
2. 2026-04-24
   listed $135,000 Active
3. 2021-10-19
   soldstatus $105,000
4. 2020-12-21
   soldstatus $102,000
5. 2020-11-13
   listed $99,990
6. 2020-03-18
   listed $49,990
7. 2019-10-16
   listed $49,990
8. 2015-04-02
   listed $44,950
9. 2014-11-12
   listed $49,000

ⓘ 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: $1,526 · $127/mo
• Projected year-2 tax: $1,823 · $152/mo
• Expected delta: +$297/yr (+$25/mo · 19.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $17,836
• − Mortgage interest: −$7,562
• − Property taxes: −$1,526
• − Insurance: −$675
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$3,927
• Taxable income: $1,292
• Est. tax owed @ 24.0%: −$310
• After-tax cash flow: $3,084/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): 42,958
• Household income: $61,870
• Rent vs Own: 33.9% rent · 66.1% own
• Severe rent burden: 1041.0

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 (74%)
• Race & ethnicity: White 74% Black 10% Two or more races 10% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 3% Lithuanian 2% Romanian 2%
• Foreign-born: 8% · Canada
• Languages at home: 90% English-only · Spanish 3% French/Haitian/Cajun 2% 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: ▼ -154.96%
• Current HPI: 241.81
• Rent YoY: ▲ 8.79%
• 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

+175.5% since first listed

9 events — show timeline

• 2026-04-27 Pending — CRAAR, CDRMLS
• 2026-04-24 Listed $135,000 CRAAR, CDRMLS
• 2021-10-19 Sold (Public Records) $105,000 Public Records
• 2020-12-21 Sold (MLS) $102,000 CRAAR, CDRMLS
• 2020-11-13 Listed $99,990 CRAAR, CDRMLS
• 2020-03-18 Listed $49,990 CRAAR, CDRMLS
• 2019-10-16 Listed $49,990 CRAAR, CDRMLS
• 2015-04-02 Listed $44,950 CRAAR, CDRMLS
• 2014-11-12 Listed $49,000 CRAAR, CDRMLS

Property tax history

+3.6%/yr

Latest (2025): $1,526 · +2.3% YoY. Source: county tax records.