607 9th St · Charles City, IA 50616

$100,000

4 bd · 2.5 ba · 1,435 sqft · SingleFamily public records · 5 Days on market

Built 1963 8,000 sqft lot Est $133k · 25% under

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated on a spacious corner lot, this well-maintained 3-bedroom, 1-bath ranch-style residence offers comfortable one-level living with an attached single-stall garage. Built in 1963, the home features approximately 1,435 finished square feet of living space. Interior highlights include a functional kitchen with adjacent dining area, main-level laundry combined with a three-quarter bath, and convenient access to the attached garage. Exterior amenities include low-maintenance vinyl siding, a partially fenced backyard, and a wood deck ideal for outdoor enjoyment and entertaining. Whether you are searching for your first home, looking to downsize, or seeking an affordable investment opportuni

Key facts

• Functional kitchen
• Wood deck
• Main-level laundry

Tags

• CORNER LOT
• FUNCTIONAL KITCHEN
• MAIN-LEVEL LAUNDRY
• PARTIALLY FENCED BACKYARD
• WOOD DECK

Property features AI

Finance

• Other: Zoning: R-2
• Financial info: Financial details not provided
• HOA & community: Sidewalks in the community

Exterior

• Parking: Attached garage with garage door opener; One-car carport
• Security: Security features not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Asphalt roof; Basement with block construction; Basement includes sump pump; Below-grade finished area
• Exterior features: Deck; Fenced yard; Paved road access; Corner, level lot

Interior

• Kitchen: Dishwasher; Free-standing range; Refrigerator
• Bedrooms: Bedrooms not specified
• Flooring: Flooring not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s) for cooling; Forced air heating; Natural gas heating
• Interior features: Ceiling fans throughout
• Laundry & utility: Washer and dryer included; Main level laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.9% 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; 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $76k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.34% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.60%
• DSCR: 1.74
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $133,455
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
812 8th St	0.21mi	3/2.0 (-1)	1,391 (-3%)	8mo	$140,000	$101	72
1007 Cedar St	0.11mi	3/1.5 (-1)	1,508 (+5%)	8mo	$129,000	$86	71
1107 Hildreth St	0.12mi	3/3.0 (-1)	1,322 (-8%)	10mo	$122,500	$93	66
800 8th Street St	0.14mi	3/2.0 (-1)	1,302 (-9%)	14mo	$125,000	$96	59
911 Clinton St	0.17mi	3/2.0 (-1)	1,344 (-6%)	23mo	$192,000	$143	56
903 S Johnson St	0.29mi	3/1.0 (-1)	1,536 (+7%)	11mo	$107,500	$70	54
600 Freeman St	0.45mi	3/2.0 (-1)	1,540 (+7%)	8mo	$142,500	$93	53
510 S Jackson St	0.45mi	3/1.5 (-1)	1,334 (-7%)	6mo	$155,000	$116	53
708 Allison St	0.41mi	4/2.5	1,644 (+15%)	21mo	$122,000	$74	39
1204 Grove St	0.73mi	3/2.0 (-1)	1,456 (+2%)	22mo	$130,000	$89	38
301 S Joslin St	0.74mi	3/2.0 (-1)	1,456 (+2%)	22mo	$165,000	$113	38

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: 7.7%
• Equity multiple: 1.30×
• Total profit: $8,473
• Equity at exit: $14,910

10-year hold

• IRR: 17.0%
• Equity multiple: 2.40×
• Total profit: $39,178
• Equity at exit: $8,646

Cash invested: $28,000 (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 50616

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

Monthly cashflow live

• Estimated rent: $1,341 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$106 /mo · $1,274/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $387

Break-even live

Break-even rent $851

Max offer price $100,000

Occupancy floor 66%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-14
   status $100,000 Pending 5 DOM
2. 2026-06-13
   days on market $100,000 Active 5 DOM
3. 2026-06-12
   days on market $100,000 Active 4 DOM
4. 2026-06-09
   remarks 699-char remark
5. 2026-06-09
   listed $100,000 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: $1,274 · $106/mo
• Projected year-2 tax: $1,422 · $118/mo
• Expected delta: +$148/yr (+$12/mo · 11.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $16,095
• − Mortgage interest: −$5,602
• − Property taxes: −$1,274
• − Insurance: −$500
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$2,909
• Taxable income: $3,235
• Est. tax owed @ 24.0%: −$776
• After-tax cash flow: $3,871/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

+32.5% since first listed

2 events — show timeline

• 2026-06-08 Listed $100,000 NEIRBR as distributed by MLS GRID
• 2001-10-17 Sold (Public Records) $75,500 Public Records

Property tax history

-0.6%/yr

Latest (2025): $1,274 · +0.8% YoY. Source: county tax records.