311 Oak Ave · Charter Oak, IA 51439

$95,500

4 bd · 1.0 ba · 1,179 sqft · SingleFamily public records · 25 Days on market

Built 1898 7,100 sqft lot

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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 +27.1/30.0
• Appreciation +10.0/10.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

4 bedroom home across street from school. Situated on 2 lots w/ alley to the rear. Updated oak kitchen w/ appliance garage, pantry w/ pull out shelves, desk area & stove. 2 bedrooms on main & 2 upstairs. Bath with walk-in shower and main floor laundry. 2 car garage off alley, vinyl siding, available now.

Key facts

• Wood flooring
• Eat in kitchen
• Vinyl siding

Tags

• CLOSED IN FRONT PORCH
• EAT IN KITCHEN
• WOOD FLOORING
• VINYL SIDING

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half story; Vinyl siding exterior
• Construction: Vinyl siding construction
• Exterior features: Lot dimensions approximately 50 x 142

Interior

• Bathrooms: One three-quarter bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $94k (1.5% 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 $10k of equity ($660 loan paydown + $10k 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 $27k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $41k; list at $96k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,067 (1.5% below list)

Questions for the listing agent

1. Built in 1898 — 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. 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?
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: 1.17% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.14%
• DSCR: 1.54
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 33.2%
• Equity multiple: 3.59×
• Total profit: $69,225
• Equity at exit: $86,034

10-year hold

• IRR: 28.6%
• Equity multiple: 8.12×
• Total profit: $190,289
• Equity at exit: $185,535

Cash invested: $26,740 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,120 medium
• Mortgage (P&I): −$501
• Tax from tax record: −$74 /mo · $882/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $270

Break-even live

Break-even rent $777

Max offer price $95,500

Occupancy floor 71%

Sensitivity live

Price	-10% $325	-5% $297	+0% $270	+5% $243	+10% $216
Rent	-10% $182	-5% $226	+0% $270	+5% $315	+10% $359
Rate	-1.0pp $319	-0.5pp $295	base $270	+0.5pp $246	+1.0pp $221

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: $23,875
• Closing costs: $2,865
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $95,500 Active 25 DOM
2. 2026-06-18
   days on market $95,500 Active 23 DOM
3. 2026-06-17
   days on market $95,500 Active 22 DOM
4. 2026-06-16
   days on market $95,500 Active 21 DOM
5. 2026-06-15
   days on market $95,500 Active 20 DOM
6. 2026-06-13
   days on market $95,500 Active 18 DOM
7. 2026-06-12
   days on market $95,500 Active 17 DOM
8. 2026-06-09
   days on market $95,500 Active 14 DOM
9. 2026-06-08
   days on market $95,500 Active 13 DOM
10. 2026-06-07
    days on market $95,500 Active 12 DOM
11. 2026-06-05
    days on market $95,500 Active 10 DOM
12. 2026-06-04
    days on market $95,500 Active 8 DOM
13. 2026-06-02
    days on market $95,500 Active 7 DOM
14. 2026-06-01
    days on market $95,500 Active 6 DOM
15. 2026-05-31
    days on market $95,500 Active 5 DOM
16. 2026-05-31
    days on market $95,500 Active 4 DOM
17. 2026-05-26
    listed $95,500 Active
18. 2023-10-03
    soldstatus $41,000
19. 2020-05-06
    soldstatus $40,000
20. 2020-05-01
    soldstatus $40,000 317-char remark

    Show marketing remark (317 chars)

    4 bedroom home across street from school. Situated on 2 lots w/ alley to the rear. Updated oak kitchen w/ appliance garage, pantry w/ pull out shelves, desk area & stove. 2 bedrooms on main & 2 upstairs. Bath with walk-in shower and main floor laundry. 2 car garage off alley, vinyl siding, available now.

21. 2018-10-03
    listed $42,000 317-char remark

    Show marketing remark (317 chars)

    4 bedroom home across street from school. Situated on 2 lots w/ alley to the rear. Updated oak kitchen w/ appliance garage, pantry w/ pull out shelves, desk area & stove. 2 bedrooms on main & 2 upstairs. Bath with walk-in shower and main floor laundry. 2 car garage off alley, vinyl siding, available now.

ⓘ 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: $882 · $74/mo
• Projected year-2 tax: $1,191 · $99/mo
• Expected delta: +$309/yr (+$26/mo · 35.0%)

ⓘ 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 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: $13,436
• − Mortgage interest: −$5,349
• − Property taxes: −$882
• − Insurance: −$478
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$2,778
• Taxable income: $1,799
• Est. tax owed @ 24.0%: −$432
• After-tax cash flow: $2,814/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

+127.4% since first listed

5 events — show timeline

• 2026-05-26 Listed $95,500 IAR
• 2023-10-03 Sold (Public Records) $41,000 Public Records
• 2020-05-06 Sold (Public Records) $40,000 Public Records
• 2020-05-01 Sold (MLS) $40,000 IAR
• 2018-10-03 Listed $42,000 IAR

Property tax history

+9.4%/yr

Latest (2025): $882 · +38.2% YoY. Source: county tax records.