307 Cedar Ave · Charter Oak, IA 51439

$75,000

2 bd · 1.5 ba · 1,008 sqft · SingleFamily public records · 379 Days on market

Built 1896 0.49 ac lot $74/sqft · 14% above area Est $66k · 14% over

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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 +28.6/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.4/10.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0

Listing remarks MLS

Cheaper than rent! Check out this 2 bedroom, 2 bathroom home located on 3 large lots. This home features an open living room, kitchen, dining area, and main floor laundry. This home is situated on 3 large lots with a detached garage and tuck under garage as well as a large fenced in backyard. This home offers tons of space outside and is the perfect investment opportunity or starter home, call today for a personal tour!

Key facts

• Tuck under garage
• Open living room
• Main floor laundry

Tags

• OPEN LIVING ROOM
• KITCHEN DINING AREA
• MAIN FLOOR LAUNDRY
• DETACHED GARAGE
• TUCK UNDER GARAGE
• LARGE FENCED IN BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($933 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#345 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities F, commute F.
• Charter Oak-Ute Community School District (rural): math 55% / reading 55% proficiency, ranked #308 of 330 in IA (top 93%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 18 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• Crawford County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 379 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.
• Current owner paid $15k; list at $75k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 379 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 1896 — 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. Schools are B-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?
6. 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.
7. 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.
8. 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: 1.24% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.11%
• DSCR: 1.63
• GRM: 6.7

CMA / ARV

• ARV (median comp): $65,837
• List price: $75,000
• Delta: 13.92%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 Cedar Ave	0.09mi	2/1.0	1,056 (+5%)	22mo	$105,500	$100	68
224 Main St	0.07mi	2/1.0	1,104 (+10%)	24mo	$27,500	$25	59
407 Oak Ave	0.17mi	1/2.0 (-1)	878 (-13%)	24mo	$70,000	$80	44

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.7%
• Equity multiple: 3.69×
• Total profit: $56,567
• Equity at exit: $67,566

10-year hold

• IRR: 29.9%
• Equity multiple: 8.34×
• Total profit: $154,209
• Equity at exit: $145,709

Cash invested: $21,000 (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 51439

• Home prices YoY: 5.7%
• Active inventory: 5
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $933 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$66 /mo · $790/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $247

Break-even live

Break-even rent $621

Max offer price $75,000

Occupancy floor 69%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $75,000 Active 379 DOM
2. 2026-06-17
   days on market $75,000 Active 378 DOM
3. 2026-06-16
   days on market $75,000 Active 377 DOM
4. 2026-06-15
   days on market $75,000 Active 376 DOM
5. 2026-06-13
   days on market $75,000 Active 374 DOM
6. 2026-06-12
   days on market $75,000 Active 373 DOM
7. 2026-06-09
   days on market $75,000 Active 370 DOM
8. 2026-06-08
   days on market $75,000 Active 369 DOM
9. 2026-06-07
   days on market $75,000 Active 368 DOM
10. 2026-06-05
    days on market $75,000 Active 366 DOM
11. 2025-05-27
    listed $75,000 Active 423-char remark

    Show marketing remark (423 chars)

    Cheaper than rent! Check out this 2 bedroom, 2 bathroom home located on 3 large lots. This home features an open living room, kitchen, dining area, and main floor laundry. This home is situated on 3 large lots with a detached garage and tuck under garage as well as a large fenced in backyard. This home offers tons of space outside and is the perfect investment opportunity or starter home, call today for a personal tour!

12. 2024-10-21
    price $56,000
13. 2024-08-21
    listed $67,500 Active
14. 2016-05-06
    soldstatus $15,000

ⓘ 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: $790 · $66/mo
• Projected year-2 tax: $984 · $82/mo
• Expected delta: +$194/yr (+$16/mo · 24.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 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: $11,199
• − Mortgage interest: −$4,201
• − Property taxes: −$790
• − Insurance: −$375
• − Repairs & maintenance: −$896
• − Management: −$896
• − Depreciation: −$2,182
• Taxable income: $1,859
• Est. tax owed @ 24.0%: −$446
• After-tax cash flow: $2,516/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: Charter Oak-Ute Community School District
• NCES district ID: 1907110
• Math proficiency: 55% ▼ -15.00%
• Reading proficiency: 55% ▼ -15.00%
• Median HH income: $45,522
• Composite: 48.32/100
• National rank: #4690
• State rank: #308 of 330 in IA

Livability — Charter Oak

• Score: 71/100
• State rank: #345
• US rank: #7055

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charter Oak, IA
• Population (ZIP): 785

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 17,186 people
• By 2030: 17,322 · +0.8%
• By 2040: 17,948 · +4.4%
• By 2050: 18,955 · +10.3%
• By 2075: 22,130 · +28.8%
• By 2100: 25,483 · +48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Asian 2% Hispanic / Latino 1%
• Common ancestry: Lithuanian 8% Portuguese 4% Italian 3%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 1% German/W. Germanic 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+43.5) · D 27.8% · R 71.3%
• 2008→2024 swing: -48.6pp toward R · 2008: 5.1pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+36.8 2016: R+38.2 2012: R+8.2 2008: D+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.87%
• Current HPI: 203.1232
• 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

+400.0% since first listed

4 events — show timeline

• 2025-05-27 Listed $75,000 IAR
• 2024-10-21 Price Changed $56,000 IAR
• 2024-08-21 Listed $67,500 IAR
• 2016-05-06 Sold (Public Records) $15,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $790 · +7.9% YoY. Source: county tax records.