1908 Owen St. St · Charles City, IA 50616

$143,000

3 bd · 1.0 ba · 1,214 sqft · SingleFamily public records · 42 Days on market

Built 1962 7,000 sqft lot $118/sqft · 32% above area Est $109k · 31% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Charming and well-maintained ranch-style home offering three bedrooms and two bathrooms in an excellent location close to local schools and the community recreation trail. This quality-built home features beautiful custom-made kitchen cabinetry along with stunning custom woodwork throughout, adding warmth and character to every space. The main level offers comfortable living, while the finished basement provides additional living space complete with a spacious family room—perfect for entertaining, relaxing, or extra recreation area. Car enthusiasts and hobbyists will appreciate the convenience of both a double attached garage and a double detached garage, offering ample storage and wo

Key facts

• Finished basement
• Custom woodwork
• Spacious family room

Tags

• CUSTOM-MADE KITCHEN CABINETRY
• CUSTOM WOODWORK
• FINISHED BASEMENT
• SPACIOUS FAMILY ROOM
• DOUBLE ATTACHED GARAGE
• DOUBLE DETACHED GARAGE

Property features AI

Finance

• Other: Property listed by Parson Real Estate

Exterior

• Parking: Attached garage; Detached parking available; 3-space carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property (R-2 zoning)
• Construction: Asphalt roof; Other construction materials; Below-grade finished area (360); Basement present
• Exterior features: Concrete road access

Interior

• Kitchen: Disposal; Free-standing range; Refrigerator; Microwave; Gas water heater
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Eat-in kitchen; Partially finished basement with interior entry and block construction; Sump pump in basement
• Laundry & utility: Laundry on lower level; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $143k.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $143k).
• Recommended offer: $139k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 6.5% in Charles City — 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 77/100 on livability (#161 in IA, #2,944 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment F.
• Charles City Community School District (town): math 52% / reading 61% proficiency, ranked #262 of 289 in IA (top 91%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Charles City Ms (math 51% / reading 59%, grade B-, #201 of 246 statewide, top 82%, 423 students, 54% FRL); Charles City High School (math 47% / reading 67%, grade C, #279 of 336 statewide, top 85%, 534 students, 47% FRL).
• Market conditions: 70 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 38 units permitted in Floyd County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $989 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Floyd County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $138,710 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — 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. 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: 1.35% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.80%
• DSCR: 1.79
• GRM: 6.2

CMA / ARV

• ARV (median comp): $109,293
• List price: $143,000
• Delta: 30.84%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
513 3rd Ave	0.39mi	2/1.0 (-1)	1,179 (-3%)	2mo	$120,000	$102	70
1008 Ellis Dr. Apt #6 Dr	0.35mi	2/1.0 (-1)	1,144 (-6%)	7mo	$115,000	$101	63
701 5th Ave	0.44mi	3/1.0	1,248 (+3%)	20mo	$132,900	$106	58
903 6th Ave	0.49mi	3/1.0	1,092 (-10%)	16mo	$139,900	$128	47
900 6th Avenue Ave	0.46mi	2/2.0 (-1)	1,120 (-8%)	16mo	$130,000	$116	44
605 5th Ave	0.47mi	3/1.0	1,352 (+11%)	20mo	$80,000	$59	43
407 1st Ave	0.39mi	3/2.0	1,047 (-14%)	18mo	$77,000	$74	40
614 10th Ave	0.73mi	3/1.0	1,306 (+8%)	20mo	$60,000	$46	37
404 2nd Avenue Ave	0.42mi	2/2.0 (-1)	1,352 (+11%)	21mo	$80,000	$59	35
303 7th Ave Ave	0.72mi	3/1.5	1,051 (-13%)	9mo	$65,500	$62	35
3019 Clark St	0.72mi	3/2.5	1,340 (+10%)	12mo	$176,000	$131	33
702 D St	0.68mi	2/1.0 (-1)	1,061 (-13%)	13mo	$50,000	$47	31

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.3%
• Equity multiple: 1.37×
• Total profit: $14,642
• Equity at exit: $21,322

10-year hold

• IRR: 18.5%
• Equity multiple: 2.53×
• Total profit: $61,421
• Equity at exit: $12,364

Cash invested: $40,040 (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 50616

• Home prices YoY: -19.7%
• Active inventory: 70
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,927 medium
• Mortgage (P&I): −$750
• Tax from tax record: −$119 /mo · $1,428/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $594

Break-even live

Break-even rent $1,175

Max offer price $143,000

Occupancy floor 64%

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1030 13th Ave Charles City, IA	1.0–3.0	1.0–2.0	926	$1,927	$2.08	43d	28	1.05mi

Listing history 13 events

1. 2026-06-18
   days on market $143,000 Active 42 DOM
2. 2026-06-17
   days on market $143,000 Active 41 DOM
3. 2026-06-16
   days on market $143,000 Active 40 DOM
4. 2026-06-15
   days on market $143,000 Active 39 DOM
5. 2026-06-13
   days on market $143,000 Active 37 DOM
6. 2026-06-12
   days on market $143,000 Active 36 DOM
7. 2026-06-09
   days on market $143,000 Active 33 DOM
8. 2026-06-08
   days on market $143,000 Active 32 DOM
9. 2026-06-07
   days on market $143,000 Active 31 DOM
10. 2026-06-07
    days on market $143,000 Active 30 DOM
11. 2026-06-04
    days on market $143,000 Active 27 DOM
12. 2026-06-02
    days on market $143,000 Active 26 DOM
13. 2026-05-04
    listed $143,000 Active 877-char remark

ⓘ 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: $1,428 · $119/mo
• Projected year-2 tax: $1,837 · $153/mo
• Expected delta: +$409/yr (+$34/mo · 28.6%)

ⓘ 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 2/10 Low 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,124
• − Mortgage interest: −$8,010
• − Property taxes: −$1,428
• − Insurance: −$715
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$4,160
• Taxable income: $5,111
• Est. tax owed @ 24.0%: −$1,227
• After-tax cash flow: $5,899/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: Charles City Community School District
• NCES district ID: 1907080
• Math proficiency: 52% ▼ -3.00%
• Reading proficiency: 61% ▲ 9.00%
• Median HH income: $41,414
• Composite: 47.32/100
• National rank: #2299
• State rank: #262 of 289 in IA

Livability — Charles City

• Score: 77/100
• State rank: #161
• US rank: #2944

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: Charles City, IA
• City population: 9,419
• Population (ZIP): 9,419

Population outlook (Floyd County) Hauer SSP2

• Today (2025): 15,524 people
• By 2030: 15,254 · -1.7%
• By 2040: 14,830 · -4.5%
• By 2050: 14,660 · -5.6%
• By 2075: 15,548 · +0.2%
• By 2100: 17,406 · +12.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 6% Scandinavian 2% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Tagalog/Filipino 1%

Political lean MEDSL · Floyd

• 2024 margin: Strong R (+25.7) · D 36.5% · R 62.2% · Other 1.3%
• 2008→2024 swing: -47.6pp toward R · 2008: 21.9pp · 2024: -25.7pp
• All cycles: 2024: R+25.7 2020: R+19.4 2016: R+14.9 2012: D+14.7 2008: D+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.03%
• Current HPI: 187.4742
• 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

3 events — show timeline

• 2026-06-01 Relisted — NEIRBR as distributed by MLS GRID
• 2026-05-29 Delisted — NEIRBR as distributed by MLS GRID
• 2026-05-04 Listed $143,000 NEIRBR as distributed by MLS GRID

Property tax history

+0.4%/yr

Latest (2025): $1,428 · -7.2% YoY. Source: county tax records.