307 Oak Ave · Charter Oak, IA 51439

$74,000

2 bd · 2.0 ba · 1,582 sqft · SingleFamily public records · 73 Days on market

Built 1892 7,100 sqft lot $47/sqft · 33% below area Est $111k · 33% under

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Why this score? — see what drove the A 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
• Appreciation +10.0/10.0
• 1% rule +9.4/10.0
• Schools +4.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable, functional, and full of potential! Located in the quiet community of Charter Oak, this home offers the charm of small-town Iowa living with a strong sense of community and a slower pace of life. This updated 3-bedroom, 2-bath home features recent improvements including a newer roof, gutters, and central air. Detached garage includes workshop!

Key facts

• Newer roof
• New gutters
• Workshop

Tags

• NEWER ROOF
• NEW GUTTERS
• CENTRAL AIR
• DETACHED GARAGE
• WORKSHOP

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $70k (6.0% 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 ($512 loan paydown + $7k 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 73 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $11k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $74k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1892 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $69,560 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1892 — 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: 1.44% ✓
• Cap rate: 12.16%
• Cash-on-cash: 20.96%
• DSCR: 1.93
• GRM: 5.8

CMA / ARV

• ARV (median comp): $110,838
• List price: $74,000
• Delta: -33.24%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 Oak Ave	0.10mi	3/2.0 (+1)	1,633 (+3%)	4mo	$135,000	$83	82
662 1st St S	0.19mi	3/2.0 (+1)	1,538 (-3%)	5mo	$163,500	$106	78
25 Walnut Ave	0.26mi	3/2.0 (+1)	1,723 (+9%)	1mo	$113,000	$66	67
220 Cedar Ave	0.19mi	2/1.0	1,657 (+5%)	19mo	$80,000	$48	63
320 Birch Ave	0.25mi	3/2.0 (+1)	1,504 (-5%)	22mo	$65,000	$43	56

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: 39.9%
• Equity multiple: 4.06×
• Total profit: $63,355
• Equity at exit: $66,665

10-year hold

• IRR: 34.4%
• Equity multiple: 9.13×
• Total profit: $168,437
• Equity at exit: $143,766

Cash invested: $20,720 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,069 medium
• Mortgage (P&I): −$388
• Tax from tax record: −$63 /mo · $760/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $362

Break-even live

Break-even rent $610

Max offer price $74,000

Occupancy floor 61%

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $74,000 Active 73 DOM
2. 2026-06-17
   days on market $74,000 Active 72 DOM
3. 2026-06-16
   days on market $74,000 Active 71 DOM
4. 2026-06-15
   days on market $74,000 Active 70 DOM
5. 2026-06-13
   days on market $74,000 Active 68 DOM
6. 2026-06-12
   days on market $74,000 Active 67 DOM
7. 2026-06-09
   days on market $74,000 Active 64 DOM
8. 2026-06-08
   days on market $74,000 Active 63 DOM
9. 2026-06-07
   days on market $74,000 Active 62 DOM
10. 2026-06-05
    pricedays on market $74,000 Active 60 DOM
11. 2026-06-04
    days on market $79,900 Active 58 DOM
12. 2026-06-02
    days on market $79,900 Active 57 DOM
13. 2026-06-01
    days on market $79,900 Active 56 DOM
14. 2026-05-31
    days on market $79,900 Active 55 DOM
15. 2026-05-31
    days on market $79,900 Active 54 DOM
16. 2026-05-08
    price $79,900 356-char remark

    Show marketing remark (356 chars)

    Affordable, functional, and full of potential! Located in the quiet community of Charter Oak, this home offers the charm of small-town Iowa living with a strong sense of community and a slower pace of life. This updated 3-bedroom, 2-bath home features recent improvements including a newer roof, gutters, and central air. Detached garage includes workshop!

17. 2026-04-06
    listed $84,900 Active 356-char remark

    Show marketing remark (356 chars)

    Affordable, functional, and full of potential! Located in the quiet community of Charter Oak, this home offers the charm of small-town Iowa living with a strong sense of community and a slower pace of life. This updated 3-bedroom, 2-bath home features recent improvements including a newer roof, gutters, and central air. Detached garage includes workshop!

18. 2026-04-06
    listed $84,900 Active 356-char remark

    Show marketing remark (356 chars)

    Affordable, functional, and full of potential! Located in the quiet community of Charter Oak, this home offers the charm of small-town Iowa living with a strong sense of community and a slower pace of life. This updated 3-bedroom, 2-bath home features recent improvements including a newer roof, gutters, and central air. Detached garage includes workshop!

19. 2026-03-24
    status Active
20. 2026-01-22
    historical Active Under Contract
21. 2025-11-02
    status Pending
22. 2025-09-26
    listed $85,500 Active
23. 2012-08-10
    soldstatus $35,000
24. 2012-07-31
    soldstatus $35,000

ⓘ 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: $760 · $63/mo
• Projected year-2 tax: $961 · $80/mo
• Expected delta: +$201/yr (+$17/mo · 26.4%)

ⓘ 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: $12,823
• − Mortgage interest: −$4,145
• − Property taxes: −$760
• − Insurance: −$370
• − Repairs & maintenance: −$1,026
• − Management: −$1,026
• − Depreciation: −$2,153
• Taxable income: $3,344
• Est. tax owed @ 24.0%: −$803
• After-tax cash flow: $3,541/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

+128.3% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $79,900 SWIAR
• 2026-04-06 Listed $84,900 IAR
• 2026-04-06 Listed $84,900 SWIAR
• 2026-03-24 Relisted — IAR
• 2026-01-22 Contingent — IAR
• 2025-11-02 Pending — IAR
• 2025-09-26 Listed $85,500 IAR
• 2012-08-10 Sold (Public Records) $35,000 Public Records
• 2012-07-31 Sold (Public Records) $35,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $760 · +8.6% YoY. Source: county tax records.