1109 J Ave Ave NW · Cedar Rapids, IA 52405

$149,500

2 bd · 1.0 ba · 825 sqft · SingleFamily public records · 2 Days on market

Built 1925 6,120 sqft lot Est $125k · 19% over

---

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 +13.0/30.0
• Rent growth +5.0/5.0
• Schools +4.7/10.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

All this for under $150,000??!! Move-in condition 2 bedroom ranch on full lot with over-sized 24x30 2 stall garage has been in the same family nearly it's entire life and has been lovingly maintained and cared for! Updated kitchen with appliances included. Enclosed front porch. Extensive gardens and foliage. Newer replacement windows and HVAC systems. Loaded with charm and character and in a quiet, yet convenient location! You know how hard it is to find affordable homes in this price range, so you better hurry, this one won't last long! Note: House has wood siding on front and back and steel on sides. Garage is vinyl siding

Key facts

• Extensive gardens
• Hvac systems
• Updated kitchen

Tags

• MOVE IN CONDITION
• UPDATED KITCHEN
• ENCLOSED FRONT PORCH
• EXTENSIVE GARDENS
• NEWER REPLACEMENT WINDOWS
• HVAC SYSTEMS

Property features AI

Exterior

• Parking: Detached garage with garage door opener; 2 garage spaces; See remarks for additional parking details
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Frame construction with wood siding; Block foundation
• Exterior features: Fenced yard; Lot dimensions approximately 40 x 153

Interior

• Kitchen: Range; Refrigerator; Gas water heater
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced air heating; Central air conditioning
• Interior features: Gas water heater; Range; Refrigerator; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-7 ($-89/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (13.8% below list).
• Recommended offer: $129k (13.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Harrison Elementary School (math 37% / reading 42%, grade F, #579 of 616 statewide, top 95%, 285 students, 78% FRL); Roosevelt Creative Corridor Business Academy (math 36% / reading 47%, grade F, #235 of 246 statewide, top 96%, 510 students, 69% 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 68% FRL vs 43% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+12.4%/yr); 149 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,803 (13.8% 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 1925 — 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: 0.86% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $125,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
717 8th St NW	0.30mi	2/1.0	860 (+4%)	7mo	$45,000	$52	73
1301 11th St NW	0.21mi	3/1.0 (+1)	864 (+5%)	7mo	$153,000	$177	71
1128 B Ave NW	0.51mi	2/1.0	840 (+2%)	3mo	$117,000	$139	71
1130 E Ave NW	0.30mi	3/1.0 (+1)	822 (-0%)	12mo	$116,000	$141	71
927 NW O Ave	0.44mi	2/1.0	836 (+1%)	9mo	$155,000	$185	70
1058 G Ave NW	0.17mi	2/1.0	711 (-14%)	1mo	$130,000	$183	68
1620 NW 9th St	0.50mi	2/1.0	882 (+7%)	2mo	$171,000	$194	64
1722 B Ave NW	0.67mi	2/1.0	840 (+2%)	2mo	$127,500	$152	64
1206 9th St NW	0.18mi	3/1.5 (+1)	892 (+8%)	11mo	$110,000	$123	62
820 10th St NW	0.13mi	2/1.0	704 (-15%)	11mo	$98,000	$139	60
1342 Hinkley Ave NW	0.61mi	2/1.0	887 (+8%)	9mo	$110,000	$124	52
1358 Burch Ave NW	0.69mi	2/1.0	888 (+8%)	7mo	$145,000	$163	49

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: -11.2%
• Equity multiple: 0.57×
• Total profit: $-17,876
• Equity at exit: $22,291

10-year hold

• IRR: 4.0%
• Equity multiple: 1.36×
• Total profit: $14,866
• Equity at exit: $12,926

Cash invested: $41,860 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$179 /mo · $2,144/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $-7

Break-even live

Break-even rent $1,297

Max offer price $148,191

Occupancy floor 96%

Sensitivity live

Price	-10% $77	-5% $35	+0% $-7	+5% $-50	+10% $-92
Rent	-10% $-109	-5% $-58	+0% $-7	+5% $43	+10% $94
Rate	-1.0pp $68	-0.5pp $31	base $-7	+0.5pp $-46	+1.0pp $-86

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
417 9th St NW Cedar Rapids, IA	3.0	1.0	1061	$1,300	$1.23	45d	1	0.47mi
612 4th Ave SW Unit 612 Upper Cedar Rapids, IA	2.0	1.0	616	$2,000	$3.25	23d	1	0.92mi
400 2nd St SW Cedar Rapids, IA	1.0	1.0	615	$1,195	$1.94	23d	1	1.01mi
1601 30th St NW Unit 1611 6 Cedar Rapids, IA	2.0	1.0	847	$865	$1.02	15d	1	1.28mi

Listing history 1 events

1. 2026-05-26
   listed $149,500 Active

ⓘ 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: $2,144 · $179/mo
• Projected year-2 tax: $2,246 · $187/mo
• Expected delta: +$102/yr (+$8/mo · 4.7%)

ⓘ 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 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: $15,456
• − Mortgage interest: −$8,374
• − Property taxes: −$2,144
• − Insurance: −$748
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$4,349
• Taxable loss: −$2,632
• Est. tax savings @ 24.0%: +$632
• After-tax cash flow: $543/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

1 event — show timeline

• 2026-05-26 Listed $149,500 CRAAR, CDRMLS

Property tax history

+2.8%/yr

Latest (2025): $2,144 · +9.6% YoY. Source: county tax records.