3156 163rd St · Charlotte, IA 52731

$50,000

4 bd · 2.0 ba · 2,314 sqft · SingleFamily public records · 3 Days on market

Built 1890 3.20 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.5/10.0

Listing remarks MLS

Nice 3 acre lot full of potential. This property is sold "AS IS " All offers must be submitted by the buyer's agent using the online offer management system.http://www.spsreo.com/PropertyListing.aspx?state=IA . A technology fee will apply to the buyer s agent upon consummation of a sale.

Key facts

• Open space
• Future homesite
• Rural acreage

Tags

• RURAL ACREAGE
• PEACEFUL COUNTRY SETTING
• MATURE TREES
• OPEN SPACE
• REDEVELOPMENT POTENTIAL
• FUTURE HOMESITE

Property features AI

Finance

• Other: Below-grade finished area (basement): 800 finished square feet; Approximately 2,988 total finished area (per assessor); Main level approx. 1,094 and upper level approx. 1,094
• HOA & community: No master association fee required

Exterior

• Utilities: Well water; Septic tank
• Home design: Detached single-family home; 2 stories; Built over 100 years ago; Facing direction not specified; Entry level not specified
• Construction: Aluminum siding; Stone foundation; Asphalt roof
• Exterior features: Wooded lot

Interior

• Kitchen: Kitchen (10 x 14)
• Bedrooms: 3 bedrooms total; Main level bedroom (12 x 12); Second level bedroom (12 x 12); Master bedroom on main level (12 x 12)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating
• Interior features: 4 total rooms; Unfinished partial basement
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $738 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

Location & tenants

• Location reads 62/100 on livability (#717 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment D+, schools D, amenities F.
• Northeast Community School District (rural): math 69% / reading 77% proficiency, ranked #77 of 289 in IA (top 27%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 6 active listings in the ZIP; 116 units permitted in Clinton County in 2024 (50 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Clinton County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,000

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.89% ✓
• Cap rate: 24.00%
• Cash-on-cash: 63.23%
• DSCR: 3.81
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 62.3%
• Equity multiple: 3.78×
• Total profit: $38,943
• Equity at exit: $7,455

10-year hold

• IRR: 66.8%
• Equity multiple: 7.76×
• Total profit: $94,649
• Equity at exit: $4,323

Cash invested: $14,000 (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 52731

• Home prices YoY: -5.4%
• Active inventory: 6
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,445 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$121 /mo · $1,452/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $738

Break-even live

Break-even rent $511

Max offer price $50,000

Occupancy floor 44%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-16
   status $50,000 Pending 3 DOM
2. 2026-06-15
   days on market $50,000 Active 3 DOM
3. 2026-06-12
   remarks 657-char remark
4. 2026-06-12
   listed $50,000 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: $1,452 · $121/mo
• Projected year-2 tax: $1,452 · $121/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,343
• − Mortgage interest: −$2,801
• − Property taxes: −$1,452
• − Insurance: −$250
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$1,455
• Taxable income: $8,611
• Est. tax owed @ 24.0%: −$2,067
• After-tax cash flow: $6,786/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: Northeast Community School District
• NCES district ID: 1921090
• Math proficiency: 69% ▼ -7.00%
• Reading proficiency: 77% ▼ -2.00%
• Median HH income: $64,531
• Composite: 63.22/100
• National rank: #635
• State rank: #77 of 289 in IA

Livability — Charlotte

• Score: 62/100
• State rank: #717
• US rank: #16607

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment D+ Housing A Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 808

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 44,817 people
• By 2030: 43,090 · -3.9%
• By 2040: 39,513 · -11.8%
• By 2050: 36,209 · -19.2%
• By 2075: 31,888 · -28.8%
• By 2100: 30,382 · -32.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 7% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 4% Lithuanian 3% Iranian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Clinton

• 2024 margin: R (+18.9) · D 39.8% · R 58.6% · Other 1.6%
• 2008→2024 swing: -41.9pp toward R · 2008: 23.0pp · 2024: -18.9pp
• All cycles: 2024: R+18.9 2020: R+10.3 2016: R+5.1 2012: D+22.9 2008: D+23.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.98%
• Current HPI: 158.2316
• Rent YoY: —
• Metro: —
• 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

+6.8% since first listed

5 events — show timeline

• 2026-06-12 Listed $50,000 MRED as Distributed by MLS Grid
• 2017-08-15 Sold (MLS) $46,800 MRED as Distributed by MLS Grid
• 2017-08-15 Sold (MLS) $46,800 RMLSA as Distributed by MLS Grid
• 2017-06-15 Listed $46,800 MRED as Distributed by MLS Grid
• 2017-06-15 Listed $46,800 RMLSA as Distributed by MLS Grid

Property tax history

+0.5%/yr

Latest (2025): $1,452 · +1.4% YoY. Source: county tax records.