1420 Clark St St · Charles City, IA 50616

$160,000

4 bd · 2.0 ba · 2,873 sqft · SingleFamily public records · 59 Days on market

Built 1920 8,712 sqft lot Est $221k · 28% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.8/30.0
• Schools +4.7/10.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Taking Backups-Call Agent: Amazing curb appeal partnered with a charming covered front porch entry will give you the “wants”. This four-bedroom home features a beautiful foyer entry with a period specific oak staircase to the upper level and gorgeous slide-by pocket doors. Additional main level amenities include a formal living room, family room with oak colonnades, a formal dining room with built-in hutch, nice sized kitchen and three-quarter bath with separate laundry room. Upstairs you will find 4 nice sized bedrooms with closets, a beautiful full bath with vaulted ceiling, two skylights and jetted tub. Then, take the servant’s staircase back down to the kitchen that walks out to a back yard deck and patio area. Last but not least there is a lower-level family room and ample storage room for all your personal treasures. The home’s exterior features a detached 20’ x 24’ garage with sidewall insulation and nicely landscaped corner lot with mature trees. Call today for your opportunity to own this vintage, craftsman style home.

Key facts

• Covered front porch
• Oak staircase
• Open layout

Tags

• CORNER LOT
• COVERED FRONT PORCH
• OAK STAIRCASE
• BUILT-INS
• MULTIPLE LIVING AREAS
• OPEN LAYOUT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $14 ($167/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $141k (12.2% below list).
• Recommended offer: $141k (12.2% below list) — sets the bar for 1% rule.

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; 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,508 (12.2% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 0.88% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.37%
• DSCR: 1.02
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $221,221
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 4th Ave	0.26mi	3/1.5 (-1)	2,575 (-10%)	20mo	$163,500	$63	47
236 S Main St	0.63mi	4/2.0	2,567 (-11%)	13mo	$184,500	$72	42
905 1st Ave	0.58mi	4/3.0	2,504 (-13%)	9mo	$267,500	$107	40
303 L St	0.71mi	4/1.5	2,640 (-8%)	14mo	$202,000	$77	40
808 3rd St	0.72mi	4/2.0	2,625 (-9%)	20mo	$215,000	$82	35

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-25,023
• Equity at exit: $23,857

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-20,583
• Equity at exit: $13,834

Cash invested: $44,800 (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 50616

• Home prices YoY: -19.7%
• Active inventory: 70
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$190 /mo · $2,284/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $14

Break-even live

Break-even rent $1,387

Max offer price $160,000

Occupancy floor 94%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-21
   status Pending
2. 2026-02-21
   listed $160,000 Active
3. 2023-02-21
   soldstatus $150,000
4. 2023-02-17
   soldstatus $149,900 Closed 1080-char remark

   Show marketing remark (1080 chars)

   Taking Backups-Call Agent: Amazing curb appeal partnered with a charming covered front porch entry will give you the “wants”. This four-bedroom home features a beautiful foyer entry with a period specific oak staircase to the upper level and gorgeous slide-by pocket doors. Additional main level amenities include a formal living room, family room with oak colonnades, a formal dining room with built-in hutch, nice sized kitchen and three-quarter bath with separate laundry room. Upstairs you will find 4 nice sized bedrooms with closets, a beautiful full bath with vaulted ceiling, two skylights and jetted tub. Then, take the servant’s staircase back down to the kitchen that walks out to a back yard deck and patio area. Last but not least there is a lower-level family room and ample storage room for all your personal treasures. The home’s exterior features a detached 20’ x 24’ garage with sidewall insulation and nicely landscaped corner lot with mature trees. Call today for your opportunity to own this vintage, craftsman style home.

5. 2023-01-18
   status Pending 1080-char remark

   Show marketing remark (1080 chars)

   Taking Backups-Call Agent: Amazing curb appeal partnered with a charming covered front porch entry will give you the “wants”. This four-bedroom home features a beautiful foyer entry with a period specific oak staircase to the upper level and gorgeous slide-by pocket doors. Additional main level amenities include a formal living room, family room with oak colonnades, a formal dining room with built-in hutch, nice sized kitchen and three-quarter bath with separate laundry room. Upstairs you will find 4 nice sized bedrooms with closets, a beautiful full bath with vaulted ceiling, two skylights and jetted tub. Then, take the servant’s staircase back down to the kitchen that walks out to a back yard deck and patio area. Last but not least there is a lower-level family room and ample storage room for all your personal treasures. The home’s exterior features a detached 20’ x 24’ garage with sidewall insulation and nicely landscaped corner lot with mature trees. Call today for your opportunity to own this vintage, craftsman style home.

6. 2022-11-04
   price $149,900 1080-char remark

   Show marketing remark (1080 chars)

   Taking Backups-Call Agent: Amazing curb appeal partnered with a charming covered front porch entry will give you the “wants”. This four-bedroom home features a beautiful foyer entry with a period specific oak staircase to the upper level and gorgeous slide-by pocket doors. Additional main level amenities include a formal living room, family room with oak colonnades, a formal dining room with built-in hutch, nice sized kitchen and three-quarter bath with separate laundry room. Upstairs you will find 4 nice sized bedrooms with closets, a beautiful full bath with vaulted ceiling, two skylights and jetted tub. Then, take the servant’s staircase back down to the kitchen that walks out to a back yard deck and patio area. Last but not least there is a lower-level family room and ample storage room for all your personal treasures. The home’s exterior features a detached 20’ x 24’ garage with sidewall insulation and nicely landscaped corner lot with mature trees. Call today for your opportunity to own this vintage, craftsman style home.

7. 2022-10-14
   listed $155,000 Active 1080-char remark

   Show marketing remark (1080 chars)

   Taking Backups-Call Agent: Amazing curb appeal partnered with a charming covered front porch entry will give you the “wants”. This four-bedroom home features a beautiful foyer entry with a period specific oak staircase to the upper level and gorgeous slide-by pocket doors. Additional main level amenities include a formal living room, family room with oak colonnades, a formal dining room with built-in hutch, nice sized kitchen and three-quarter bath with separate laundry room. Upstairs you will find 4 nice sized bedrooms with closets, a beautiful full bath with vaulted ceiling, two skylights and jetted tub. Then, take the servant’s staircase back down to the kitchen that walks out to a back yard deck and patio area. Last but not least there is a lower-level family room and ample storage room for all your personal treasures. The home’s exterior features a detached 20’ x 24’ garage with sidewall insulation and nicely landscaped corner lot with mature trees. Call today for your opportunity to own this vintage, craftsman style home.

8. 2005-06-22
   soldstatus $110,000
9. 1991-10-28
   soldstatus $34,900

ⓘ 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: $2,284 · $190/mo
• Projected year-2 tax: $2,398 · $200/mo
• Expected delta: +$114/yr (+$10/mo · 5.0%)

ⓘ 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 3/10 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: $16,861
• − Mortgage interest: −$8,962
• − Property taxes: −$2,284
• − Insurance: −$800
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$4,655
• Taxable loss: −$2,538
• Est. tax savings @ 24.0%: +$609
• After-tax cash flow: $777/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

+358.5% since first listed

9 events — show timeline

• 2026-04-21 Pending — NEIRBR as distributed by MLS GRID
• 2026-02-21 Listed $160,000 NEIRBR as distributed by MLS GRID
• 2023-02-21 Sold (Public Records) $150,000 Public Records
• 2023-02-17 Sold (MLS) $149,900 NEIRBR as distributed by MLS GRID
• 2023-01-18 Pending — NEIRBR as distributed by MLS GRID
• 2022-11-04 Price Changed $149,900 NEIRBR as distributed by MLS GRID
• 2022-10-14 Listed $155,000 NEIRBR as distributed by MLS GRID
• 2005-06-22 Sold (Public Records) $110,000 Public Records
• 1991-10-28 Sold (Public Records) $34,900 Public Records

Property tax history

+1.1%/yr

Latest (2025): $2,284 · +0.4% YoY. Source: county tax records.