706 N Grand Ave · Charles City, IA 50616

$104,700

3 bd · 2.0 ba · 1,317 sqft · SingleFamily public records · 177 Days on market

Built 1930 4,410 sqft lot $79/sqft · 18% above area Est $82k · 27% 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 +9.6/10.0
• 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 MLS

Conveniently located four bedroom, two bath with tandem double garage, high efficient furnace, beautiful natural woodwork and hardwood floors, and full set of appliances for immediate possession. Call agent today to make arrangements to view this new listing.

Key facts

• 4,410 sq ft lot
• Garage
• Built 1930

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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.
• Market conditions: 70 active listings in the ZIP; 2 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 $724 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 $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 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: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,136 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.46% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.85%
• DSCR: 1.93
• GRM: 5.7

CMA / ARV

• ARV (median comp): $82,309
• List price: $104,700
• Delta: 27.20%
• 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
503 8th Ave	0.32mi	3/1.5	1,414 (+7%)	4mo	$149,000	$105	68
807 B Street St	0.07mi	3/2.0	1,451 (+10%)	18mo	$32,000	$22	64
315 16th Ave	0.63mi	3/1.5	1,400 (+6%)	6mo	$136,000	$97	53
1312 Missouri Ave	0.56mi	3/1.0	1,364 (+4%)	14mo	$141,500	$104	52
108 15th Ave	0.48mi	3/1.5	1,456 (+11%)	8mo	$84,000	$58	51
513 3rd Ave	0.46mi	2/1.0 (-1)	1,179 (-10%)	2mo	$120,000	$102	50
1108 16th Ave	0.57mi	3/1.5	1,248 (-5%)	18mo	$150,000	$120	48
305 16th Ave	0.61mi	3/2.0	1,232 (-6%)	17mo	$90,000	$73	46
202 Ferguson St	0.49mi	3/1.5	1,166 (-12%)	13mo	$90,000	$77	45
405 Richings	0.34mi	2/2.0 (-1)	1,122 (-15%)	16mo	$69,300	$62	41
406 16th Ave	0.62mi	3/1.0	1,176 (-11%)	14mo	$65,000	$55	38
900 6th Avenue Ave	0.66mi	2/2.0 (-1)	1,120 (-15%)	16mo	$130,000	$116	26

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: 13.2%
• Equity multiple: 1.53×
• Total profit: $15,484
• Equity at exit: $15,611

10-year hold

• IRR: 22.1%
• Equity multiple: 2.89×
• Total profit: $55,281
• Equity at exit: $9,053

Cash invested: $29,316 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,524 medium
• Mortgage (P&I): −$549
• Tax from tax record: −$102 /mo · $1,224/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $509

Break-even live

Break-even rent $879

Max offer price $104,700

Occupancy floor 62%

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: $26,175
• Closing costs: $3,141
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.60mi
1004 20th Ave Charles City, IA	3.0	2.0	960	$975	$1.02	23d	1	0.84mi

Listing history 33 events

1. 2026-06-18
   days on market $104,700 Active 177 DOM
2. 2026-06-17
   days on market $104,700 Active 176 DOM
3. 2026-06-16
   days on market $104,700 Active 175 DOM
4. 2026-06-15
   days on market $104,700 Active 174 DOM
5. 2026-06-13
   days on market $104,700 Active 172 DOM
6. 2026-06-12
   days on market $104,700 Active 171 DOM
7. 2026-06-09
   days on market $104,700 Active 168 DOM
8. 2026-06-08
   days on market $104,700 Active 167 DOM
9. 2026-06-07
   days on market $104,700 Active 166 DOM
10. 2026-06-07
    days on market $104,700 Active 165 DOM
11. 2026-06-04
    days on market $104,700 Active 162 DOM
12. 2026-06-02
    days on market $104,700 Active 161 DOM
13. 2026-06-01
    days on market $104,700 Active 160 DOM
14. 2026-05-31
    days on market $104,700 Active 159 DOM
15. 2026-05-31
    days on market $104,700 Active 158 DOM
16. 2025-12-23
    listed $104,700 Active 259-char remark

    Show marketing remark (259 chars)

    Conveniently located four bedroom, two bath with tandem double garage, high efficient furnace, beautiful natural woodwork and hardwood floors, and full set of appliances for immediate possession. Call agent today to make arrangements to view this new listing.

17. 2024-05-28
    soldstatus $95,000
18. 2024-05-24
    status Pending 1000-char remark

    Show marketing remark (1000 chars)

    IT'S TIME TO UNLOCK THE DOOR TO YOUR NEXT CHAPTER! Nestled in a vibrant community on a corner lot, this unique property offers the perfect blend of comfort and convenience. Not far from schools, shopping, and the Cedar River. Relaxing enclosed front porch to enjoy at sunrise or sunset. Boasting loads of exposed natural wood work including the hardwood floors, character has been preserved in the living and dining room areas. Kitchen has newer cabinets and countertops. The hardwood floors carry into both of the main floor bedrooms. Hard to believe for the age of the house there's a bathroom on the main! Two bedrooms on the upper level. Lower floor has the laundry area and a 3/4 bath. Oversized deep single stall garage that can accommodate all the lawn equipment, bikes, garden tools, garbage/recycle bins, and more! Whether you're a first-time buyer or seasoned investor, this is the opportunity you've been waiting for. Don't let it pass you by - secure your place in the neighborhood TODAY!

19. 2024-05-24
    status Pending

    Show marketing remark (1000 chars)

    IT'S TIME TO UNLOCK THE DOOR TO YOUR NEXT CHAPTER! Nestled in a vibrant community on a corner lot, this unique property offers the perfect blend of comfort and convenience. Not far from schools, shopping, and the Cedar River. Relaxing enclosed front porch to enjoy at sunrise or sunset. Boasting loads of exposed natural wood work including the hardwood floors, character has been preserved in the living and dining room areas. Kitchen has newer cabinets and countertops. The hardwood floors carry into both of the main floor bedrooms. Hard to believe for the age of the house there's a bathroom on the main! Two bedrooms on the upper level. Lower floor has the laundry area and a 3/4 bath. Oversized deep single stall garage that can accommodate all the lawn equipment, bikes, garden tools, garbage/recycle bins, and more! Whether you're a first-time buyer or seasoned investor, this is the opportunity you've been waiting for. Don't let it pass you by - secure your place in the neighborhood TODAY!

20. 2024-05-24
    soldstatus $95,000 Closed 1000-char remark

    Show marketing remark (1000 chars)

    IT'S TIME TO UNLOCK THE DOOR TO YOUR NEXT CHAPTER! Nestled in a vibrant community on a corner lot, this unique property offers the perfect blend of comfort and convenience. Not far from schools, shopping, and the Cedar River. Relaxing enclosed front porch to enjoy at sunrise or sunset. Boasting loads of exposed natural wood work including the hardwood floors, character has been preserved in the living and dining room areas. Kitchen has newer cabinets and countertops. The hardwood floors carry into both of the main floor bedrooms. Hard to believe for the age of the house there's a bathroom on the main! Two bedrooms on the upper level. Lower floor has the laundry area and a 3/4 bath. Oversized deep single stall garage that can accommodate all the lawn equipment, bikes, garden tools, garbage/recycle bins, and more! Whether you're a first-time buyer or seasoned investor, this is the opportunity you've been waiting for. Don't let it pass you by - secure your place in the neighborhood TODAY!

21. 2024-05-24
    soldstatus $95,000 Closed

    Show marketing remark (1000 chars)

    IT'S TIME TO UNLOCK THE DOOR TO YOUR NEXT CHAPTER! Nestled in a vibrant community on a corner lot, this unique property offers the perfect blend of comfort and convenience. Not far from schools, shopping, and the Cedar River. Relaxing enclosed front porch to enjoy at sunrise or sunset. Boasting loads of exposed natural wood work including the hardwood floors, character has been preserved in the living and dining room areas. Kitchen has newer cabinets and countertops. The hardwood floors carry into both of the main floor bedrooms. Hard to believe for the age of the house there's a bathroom on the main! Two bedrooms on the upper level. Lower floor has the laundry area and a 3/4 bath. Oversized deep single stall garage that can accommodate all the lawn equipment, bikes, garden tools, garbage/recycle bins, and more! Whether you're a first-time buyer or seasoned investor, this is the opportunity you've been waiting for. Don't let it pass you by - secure your place in the neighborhood TODAY!

22. 2024-05-10
    historical Active Under Contract

    Show marketing remark (1000 chars)

    IT'S TIME TO UNLOCK THE DOOR TO YOUR NEXT CHAPTER! Nestled in a vibrant community on a corner lot, this unique property offers the perfect blend of comfort and convenience. Not far from schools, shopping, and the Cedar River. Relaxing enclosed front porch to enjoy at sunrise or sunset. Boasting loads of exposed natural wood work including the hardwood floors, character has been preserved in the living and dining room areas. Kitchen has newer cabinets and countertops. The hardwood floors carry into both of the main floor bedrooms. Hard to believe for the age of the house there's a bathroom on the main! Two bedrooms on the upper level. Lower floor has the laundry area and a 3/4 bath. Oversized deep single stall garage that can accommodate all the lawn equipment, bikes, garden tools, garbage/recycle bins, and more! Whether you're a first-time buyer or seasoned investor, this is the opportunity you've been waiting for. Don't let it pass you by - secure your place in the neighborhood TODAY!

23. 2024-05-10
    historical Active Under Contract 1000-char remark

    Show marketing remark (1000 chars)

    IT'S TIME TO UNLOCK THE DOOR TO YOUR NEXT CHAPTER! Nestled in a vibrant community on a corner lot, this unique property offers the perfect blend of comfort and convenience. Not far from schools, shopping, and the Cedar River. Relaxing enclosed front porch to enjoy at sunrise or sunset. Boasting loads of exposed natural wood work including the hardwood floors, character has been preserved in the living and dining room areas. Kitchen has newer cabinets and countertops. The hardwood floors carry into both of the main floor bedrooms. Hard to believe for the age of the house there's a bathroom on the main! Two bedrooms on the upper level. Lower floor has the laundry area and a 3/4 bath. Oversized deep single stall garage that can accommodate all the lawn equipment, bikes, garden tools, garbage/recycle bins, and more! Whether you're a first-time buyer or seasoned investor, this is the opportunity you've been waiting for. Don't let it pass you by - secure your place in the neighborhood TODAY!

24. 2024-03-14
    listed $102,000 Active 1000-char remark

    Show marketing remark (1000 chars)

    IT'S TIME TO UNLOCK THE DOOR TO YOUR NEXT CHAPTER! Nestled in a vibrant community on a corner lot, this unique property offers the perfect blend of comfort and convenience. Not far from schools, shopping, and the Cedar River. Relaxing enclosed front porch to enjoy at sunrise or sunset. Boasting loads of exposed natural wood work including the hardwood floors, character has been preserved in the living and dining room areas. Kitchen has newer cabinets and countertops. The hardwood floors carry into both of the main floor bedrooms. Hard to believe for the age of the house there's a bathroom on the main! Two bedrooms on the upper level. Lower floor has the laundry area and a 3/4 bath. Oversized deep single stall garage that can accommodate all the lawn equipment, bikes, garden tools, garbage/recycle bins, and more! Whether you're a first-time buyer or seasoned investor, this is the opportunity you've been waiting for. Don't let it pass you by - secure your place in the neighborhood TODAY!

25. 2024-03-14
    listed $102,000 Active

    Show marketing remark (1000 chars)

    IT'S TIME TO UNLOCK THE DOOR TO YOUR NEXT CHAPTER! Nestled in a vibrant community on a corner lot, this unique property offers the perfect blend of comfort and convenience. Not far from schools, shopping, and the Cedar River. Relaxing enclosed front porch to enjoy at sunrise or sunset. Boasting loads of exposed natural wood work including the hardwood floors, character has been preserved in the living and dining room areas. Kitchen has newer cabinets and countertops. The hardwood floors carry into both of the main floor bedrooms. Hard to believe for the age of the house there's a bathroom on the main! Two bedrooms on the upper level. Lower floor has the laundry area and a 3/4 bath. Oversized deep single stall garage that can accommodate all the lawn equipment, bikes, garden tools, garbage/recycle bins, and more! Whether you're a first-time buyer or seasoned investor, this is the opportunity you've been waiting for. Don't let it pass you by - secure your place in the neighborhood TODAY!

26. 2022-04-08
    soldstatus $72,000
27. 2022-02-25
    listed $78,000
28. 2017-10-11
    soldstatus $41,340
29. 2017-04-26
    soldstatus $40,500
30. 2017-04-25
    soldstatus $41,000
31. 2017-02-18
    listed $45,000
32. 2013-04-15
    soldstatus $44,000
33. 1989-04-28
    soldstatus $21,500

ⓘ 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: $1,224 · $102/mo
• Projected year-2 tax: $1,434 · $119/mo
• Expected delta: +$210/yr (+$17/mo · 17.1%)

ⓘ 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 ≥101°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: $18,290
• − Mortgage interest: −$5,865
• − Property taxes: −$1,224
• − Insurance: −$524
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$3,046
• Taxable income: $4,705
• Est. tax owed @ 24.0%: −$1,129
• After-tax cash flow: $4,984/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

+387.0% since first listed

18 events — show timeline

• 2025-12-23 Listed $104,700 NEIRBR as distributed by MLS GRID
• 2024-05-28 Sold (Public Records) $95,000 Public Records
• 2024-05-24 Pending — IAR
• 2024-05-24 Pending — Greater Mason BOR
• 2024-05-24 Sold (MLS) $95,000 Greater Mason BOR
• 2024-05-24 Sold (MLS) $95,000 IAR
• 2024-05-10 Contingent — Greater Mason BOR
• 2024-05-10 Contingent — IAR
• 2024-03-14 Listed $102,000 Greater Mason BOR
• 2024-03-14 Listed $102,000 IAR
• 2022-04-08 Sold (MLS) $72,000 NEIRBR as distributed by MLS GRID
• 2022-02-25 Listed $78,000 NEIRBR as distributed by MLS GRID
• 2017-10-11 Sold (Public Records) $41,340 Public Records
• 2017-04-26 Sold (Public Records) $40,500 Public Records
• 2017-04-25 Sold (MLS) $41,000 NEIRBR as distributed by MLS GRID
• 2017-02-18 Listed $45,000 NEIRBR as distributed by MLS GRID
• 2013-04-15 Sold (Public Records) $44,000 Public Records
• 1989-04-28 Sold (Public Records) $21,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,224 · +0.3% YoY. Source: county tax records.