313 N Haynes Ave · Centerville, IA 52544

$39,900

3 bd · 1.0 ba · 1,112 sqft · SingleFamily public records · 193 Days on market

Built 1914 Fair condition 4,356 sqft lot $36/sqft · 61% below area

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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 +6.2/10.0
• Appreciation +5.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Welcome to 313 Haynes in Centerville! This charming 3-bedroom, 1-bath home offers a comfortable layout with a spacious eat-in kitchen—perfect for everyday living and gathering with family and friends. This home is a great opportunity for first-time buyers, downsizers, or investors. Conveniently located near local amenities, this property combines small-town charm with practical living. Come take a look!

Key facts

• 4,356 sq ft lot
• Built 1914
• Listed 192 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($954 rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.2% vs local median 4.6% in Centerville — 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 73/100 on livability (#277 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Centerville Community School District (town): math 57% / reading 65% proficiency, ranked #251 of 289 in IA (top 87%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lakeview Elementary (math 57% / reading 60%, grade B-, #432 of 616 statewide, top 71%, 575 students, 50% FRL); Howar Middle School (math 57% / reading 66%, grade B+, #179 of 246 statewide, top 73%, 299 students, 50% FRL); Centerville High School (math 58% / reading 71%, grade B-, #211 of 336 statewide, top 70%, 404 students, 44% FRL).
• Market conditions: 147 active listings in the ZIP; 6 units permitted in Appanoose County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $707 of equity ($276 loan paydown + $431 appreciation (1.1% local appreciation)).
• Appanoose County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $40k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. 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.
8. 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.
9. 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: 2.39% ✓
• Cap rate: 20.23%
• Cash-on-cash: 49.77%
• DSCR: 3.21
• GRM: 3.5

CMA / ARV

• ARV (median comp): $101,340
• List price: $39,900
• Delta: -60.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 S 12th St	0.33mi	3/1.0	1,092 (-2%)	8mo	$20,000	$18	75
220 E Franklin St	0.33mi	3/1.0	1,206 (+8%)	1mo	$4,000	$3	69
543 N Haynes Ave	0.19mi	3/1.0	1,248 (+12%)	6mo	$300,000	$240	66
801 S Main St	0.51mi	2/1.0 (-1)	1,088 (-2%)	3mo	$130,000	$119	65
815 E Cross St	0.54mi	3/2.0	1,151 (+4%)	6mo	$164,900	$143	60
110 N 15th St	0.14mi	2/1.0 (-1)	956 (-14%)	6mo	$17,500	$18	60
1010 W Washington St	0.62mi	2/3.0 (-1)	1,088 (-2%)	5mo	$239,500	$220	50
215 E Short St	0.44mi	2/1.0 (-1)	950 (-15%)	1mo	$102,500	$108	50
813 S Main St	0.54mi	2/1.0 (-1)	1,204 (+8%)	11mo	$105,000	$87	47
908 S 16th St	0.63mi	3/2.0	1,266 (+14%)	0mo	$225,000	$178	43
817 S 10th St	0.60mi	3/2.0	1,256 (+13%)	4mo	$150,000	$119	43
1209 E Grant St	0.72mi	3/2.5	1,228 (+10%)	1mo	$240,000	$195	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.6%
• Equity multiple: 3.72×
• Total profit: $30,439
• Equity at exit: $13,787

10-year hold

• IRR: 54.0%
• Equity multiple: 7.47×
• Total profit: $72,289
• Equity at exit: $18,451

Cash invested: $11,172 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 18 under contract
• Months of supply: 3.5 mo (29%/mo absorbed)
• Median asking: $122,500 ($103/sqft)
• Median days on market: 87 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: -11.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 52544

• Home prices YoY: 0.5%
• Active inventory: 147
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $954 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$64 /mo · $774/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $463

Break-even live

Break-even rent $368

Max offer price $39,900

Occupancy floor 46%

Sensitivity live

Price	-10% $486	-5% $475	+0% $463	+5% $452	+10% $441
Rent	-10% $388	-5% $426	+0% $463	+5% $501	+10% $539
Rate	-1.0pp $483	-0.5pp $474	base $463	+0.5pp $453	+1.0pp $443

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: $9,975
• Closing costs: $1,197
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public sewer
• Home design: Single-family residenceResidential propertyStucco exterior
• Construction: Stucco construction
• Exterior features: Lot approximately 0.1 acre (100 x 100)

Interior

• Bathrooms: One three-quarter bathroom
• Interior features: Basement presentCentral air conditioningForced air heating

Listing history 50 events

1. 2026-11-08
   days on market $39,900 Active 193 DOM
2. 2026-11-07
   days on market $39,900 Active 192 DOM
3. 2026-11-06
   days on market $39,900 Active 191 DOM
4. 2026-11-05
   days on market $39,900 Active 190 DOM
5. 2026-11-04
   days on market $39,900 Active 189 DOM
6. 2026-10-31
   days on market $39,900 Active 186 DOM
7. 2026-10-31
   days on market $39,900 Active 185 DOM
8. 2026-10-29
   days on market $39,900 Active 184 DOM
9. 2026-10-28
   days on market $39,900 Active 183 DOM
10. 2026-10-27
    days on market $39,900 Active 182 DOM
11. 2026-10-26
    days on market $39,900 Active 181 DOM
12. 2026-10-25
    days on market $39,900 Active 180 DOM
13. 2026-10-24
    days on market $39,900 Active 179 DOM
14. 2026-10-23
    days on market $39,900 Active 178 DOM
15. 2026-10-22
    days on market $39,900 Active 177 DOM
16. 2026-10-21
    days on market $39,900 Active 176 DOM
17. 2026-10-20
    days on market $39,900 Active 175 DOM
18. 2026-10-19
    days on market $39,900 Active 174 DOM
19. 2026-10-18
    days on market $39,900 Active 173 DOM
20. 2026-10-17
    days on market $39,900 Active 172 DOM
21. 2026-10-16
    days on market $39,900 Active 171 DOM
22. 2026-10-15
    days on market $39,900 Active 170 DOM
23. 2026-10-14
    days on market $39,900 Active 169 DOM
24. 2026-10-13
    days on market $39,900 Active 168 DOM
25. 2026-10-12
    days on market $39,900 Active 167 DOM
26. 2026-10-11
    days on market $39,900 Active 166 DOM
27. 2026-10-10
    days on market $39,900 Active 165 DOM
28. 2026-10-09
    days on market $39,900 Active 164 DOM
29. 2026-10-08
    days on market $39,900 Active 163 DOM
30. 2026-10-07
    days on market $39,900 Active 162 DOM
31. 2026-10-06
    days on market $39,900 Active 161 DOM
32. 2026-10-05
    days on market $39,900 Active 160 DOM
33. 2026-10-04
    days on market $39,900 Active 159 DOM
34. 2026-10-03
    days on market $39,900 Active 158 DOM
35. 2026-10-02
    days on market $39,900 Active 157 DOM
36. 2026-10-01
    days on market $39,900 Active 156 DOM
37. 2026-09-30
    days on market $39,900 Active 155 DOM
38. 2026-09-29
    days on market $39,900 Active 154 DOM
39. 2026-09-28
    days on market $39,900 Active 153 DOM
40. 2026-09-27
    days on market $39,900 Active 152 DOM
41. 2026-09-26
    days on market $39,900 Active 151 DOM
42. 2026-09-25
    days on market $39,900 Active 150 DOM
43. 2026-09-24
    days on market $39,900 Active 149 DOM
44. 2026-09-23
    days on market $39,900 Active 148 DOM
45. 2026-09-21
    days on market $39,900 Active 146 DOM
46. 2026-09-20
    days on market $39,900 Active 145 DOM
47. 2026-09-19
    days on market $39,900 Active 144 DOM
48. 2026-09-18
    days on market $39,900 Active 143 DOM
49. 2026-09-17
    days on market $39,900 Active 142 DOM
50. 2026-09-17
    days on market $39,900 Active 141 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: $774 · $64/mo
• Projected year-2 tax: $774 · $64/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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,449
• − Mortgage interest: −$2,235
• − Property taxes: −$774
• − Insurance: −$200
• − Repairs & maintenance: −$916
• − Management: −$916
• − Depreciation: −$1,161
• Taxable income: $5,248
• Est. tax owed @ 24.0%: −$1,260
• After-tax cash flow: $4,301/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $27,800–$50,040 screening

This home requires moderate repairs and maintenance, particularly in the exterior and landscaping, to improve its resale and rental value.

Components & finishes AI

Flooring tile Appliances white

Repairs flagged

• Major Landscaping — Overgrown and needs trimming
• Moderate Exterior paint — Paint appears worn in some areas

Value-add opportunities

• Both Landscaping — Improves curb appeal and property value ↑
• Both Exterior paint — Enhances home's appearance and value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 62/100

Zoned Schools

Elementary Lakeview Elementary B- IA #432/616 Nat'l #8,158/41,679 Middle Howar Middle School B+ IA #179/246 Nat'l #1,620/14,009 High Centerville High School B- IA #211/336 Nat'l #2,821/17,239

Schools (NCES district)

• District: Centerville Community School District
• NCES district ID: 1906750
• Math proficiency: 57% ▼ -8.00%
• Reading proficiency: 65% ▼ -5.00%
• Median HH income: $35,401
• Composite: 50.48/100
• National rank: #1854
• State rank: #251 of 289 in IA

B Composite livability gradescore 73/100

Livability — Centerville

• Score: 73/100
• State rank: #277
• US rank: #5375

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Centerville, IA
• County: Appanoose · 11,726 people
• Population (ZIP): 8,110
• Household income: $45,257
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 10% of renters

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Population outlook (Appanoose County) Hauer SSP2

• Today (2025): 11,726 people
• By 2030: 11,194 · -4.5%
• By 2040: 10,063 · -14.2%
• By 2050: 8,976 · -23.5%
• By 2075: 6,785 · -42.1%
• By 2100: 4,819 · -58.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 1%
• Languages at home: 94% English-only · German/W. Germanic 5%

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Political lean MEDSL · Appanoose

• 2024 margin: Solid R (+46.7) · D 26.1% · R 72.8% · Other 1.2%
• 2008→2024 swing: -44.8pp toward R · 2008: -1.9pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+40.2 2016: R+36.4 2012: R+3.5 2008: R+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.08%
• Current HPI: 212.65
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.48%
• F500 in state: 4

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Industry mix (Fortune 500 HQ in IA)

Industry	F500 HQs	Revenue
▸Financial Services	1	$16B
▸Retail / Convenience	1	$15B

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public sewer
• Home design: Single-family residenceResidential propertyStucco exterior
• Construction: Stucco construction
• Exterior features: Lot approximately 0.1 acre (100 x 100)

Interior

• Bathrooms: One three-quarter bathroom
• Interior features: Basement presentCentral air conditioningForced air heating

Price history

+88.0% since first listed

3 events — show timeline

• 2026-06-11 Price Changed $47,000 IAR
• 2026-04-27 Listed $54,900 IAR
• 2009-09-30 Sold (Public Records) $25,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $774 · +1.3% YoY. Source: county tax records.