813 Park Ave · Chariton, IA 50049

$55,000

3 bd · 1.0 ba · 1,850 sqft · SingleFamily public records · 381 Days on market

Built 1900 9,148 sqft lot $30/sqft · 67% below area ↓ 42% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice older family home needs some work. Property is being sold in it "AS-IS" condition. Pool table to stay with property.

Key facts

• 9,148 sq ft lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.4% vs local median 4.0% in Chariton — 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 80/100 on livability (#84 in IA, #1,703 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Chariton Community School District (town): math 57% / reading 65% proficiency, ranked #241 of 289 in IA (top 83%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 80 active listings in the ZIP; 3 units permitted in Lucas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Lucas County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 381 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $40k (42%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 381 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. 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.
8. 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.
9. 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: 2.40% ✓
• Cap rate: 18.38%
• Cash-on-cash: 43.16%
• DSCR: 2.92
• GRM: 3.5

CMA / ARV

• ARV (median comp): $166,534
• List price: $55,000
• Delta: -66.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
534 N 8th St	0.13mi	3/2.0	1,840 (-0%)	7mo	$206,000	$112	84
534 N Grand St	0.11mi	3/2.0	1,972 (+7%)	2mo	$15,500	$8	78
632 Osage Ave	0.27mi	3/2.0	1,844 (-0%)	13mo	$127,000	$69	72
821 N Grand St	0.13mi	4/2.0 (+1)	1,926 (+4%)	14mo	$60,000	$31	67
1019 Ilion Ave	0.31mi	3/2.0	1,616 (-13%)	1mo	$200,000	$124	60
1223 Park Ave	0.35mi	4/2.0 (+1)	1,780 (-4%)	12mo	$190,000	$107	58
1125 Lucas Ave	0.33mi	3/3.5	1,858 (+0%)	19mo	$315,000	$170	58
710 N 6th St	0.24mi	3/2.0	1,668 (-10%)	13mo	$250,000	$150	57
813 Armory Ave	0.66mi	3/1.0	1,968 (+6%)	4mo	$162,000	$82	55
1219 N 12th St	0.52mi	3/3.0	1,724 (-7%)	12mo	$205,000	$119	46
302 S Grand St	0.69mi	3/1.0	1,680 (-9%)	8mo	$20,000	$12	46
1603 Curtis Ave	0.74mi	4/1.5 (+1)	1,824 (-1%)	14mo	$160,550	$88	44

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: 40.1%
• Equity multiple: 2.72×
• Total profit: $26,450
• Equity at exit: $8,201

10-year hold

• IRR: 46.4%
• Equity multiple: 5.47×
• Total profit: $68,806
• Equity at exit: $4,755

Cash invested: $15,400 (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 50049

• Home prices YoY: -4.4%
• Active inventory: 80
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,319 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$176 /mo · $2,118/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $554

Break-even live

Break-even rent $618

Max offer price $55,000

Occupancy floor 53%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $55,000 Active 381 DOM
2. 2026-06-17
   days on market $55,000 Active 380 DOM
3. 2026-06-16
   days on market $55,000 Active 379 DOM
4. 2026-06-15
   days on market $55,000 Active 378 DOM
5. 2026-06-13
   days on market $55,000 Active 376 DOM
6. 2026-06-12
   days on market $55,000 Active 375 DOM
7. 2026-06-09
   days on market $55,000 Active 372 DOM
8. 2026-06-08
   days on market $55,000 Active 371 DOM
9. 2026-06-07
   days on market $55,000 Active 370 DOM
10. 2026-06-07
    days on market $55,000 Active 369 DOM
11. 2026-06-04
    days on market $55,000 Active 366 DOM
12. 2026-06-02
    days on market $55,000 Active 365 DOM
13. 2026-06-01
    days on market $55,000 Active 364 DOM
14. 2026-05-31
    days on market $55,000 Active 363 DOM
15. 2026-05-31
    days on market $55,000 Active 362 DOM
16. 2026-05-19
    price $55,000 131-char remark

    Show marketing remark (131 chars)

    Nice older family home needs some work. Property is being sold in it "AS-IS" condition. Pool table to stay with property.

17. 2026-04-30
    status Active 131-char remark

    Show marketing remark (131 chars)

    Nice older family home needs some work. Property is being sold in it "AS-IS" condition. Pool table to stay with property.

18. 2026-04-30
    price $59,900 131-char remark

    Show marketing remark (131 chars)

    Nice older family home needs some work. Property is being sold in it "AS-IS" condition. Pool table to stay with property.

19. 2026-03-30
    status Pending 131-char remark

    Show marketing remark (131 chars)

    Nice older family home needs some work. Property is being sold in it "AS-IS" condition. Pool table to stay with property.

20. 2025-11-05
    status Active 131-char remark

    Show marketing remark (131 chars)

    Nice older family home needs some work. Property is being sold in it "AS-IS" condition. Pool table to stay with property.

21. 2025-11-05
    price $74,900 131-char remark

    Show marketing remark (131 chars)

    Nice older family home needs some work. Property is being sold in it "AS-IS" condition. Pool table to stay with property.

22. 2025-10-17
    price $79,900 131-char remark

    Show marketing remark (131 chars)

    Nice older family home needs some work. Property is being sold in it "AS-IS" condition. Pool table to stay with property.

23. 2025-06-02
    price $89,900 131-char remark

    Show marketing remark (131 chars)

    Nice older family home needs some work. Property is being sold in it "AS-IS" condition. Pool table to stay with property.

24. 2025-04-28
    listed $95,000 Active 131-char remark

    Show marketing remark (131 chars)

    Nice older family home needs some work. Property is being sold in it "AS-IS" condition. Pool table to stay with property.

ⓘ 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: $2,118 · $176/mo
• Projected year-2 tax: $2,118 · $176/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,823
• − Mortgage interest: −$3,081
• − Property taxes: −$2,118
• − Insurance: −$275
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$1,600
• Taxable income: $6,218
• Est. tax owed @ 24.0%: −$1,492
• After-tax cash flow: $5,154/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: Chariton Community School District
• NCES district ID: 1907050
• Math proficiency: 57% ▼ -11.00%
• Reading proficiency: 65% ▼ -6.00%
• Median HH income: $44,415
• Composite: 51.35/100
• National rank: #1738
• State rank: #241 of 289 in IA

Livability — Chariton

• Score: 80/100
• State rank: #84
• US rank: #1703

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chariton, IA
• Population (ZIP): 6,425

Population outlook (Lucas County) Hauer SSP2

• Today (2025): 8,106 people
• By 2030: 7,755 · -4.3%
• By 2040: 7,007 · -13.6%
• By 2050: 6,265 · -22.7%
• By 2075: 4,926 · -39.2%
• By 2100: 3,792 · -53.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Iranian 3% Italian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · German/W. Germanic 2% Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Lucas

• 2024 margin: Solid R (+48.1) · D 25.2% · R 73.3% · Other 1.5%
• 2008→2024 swing: -41.4pp toward R · 2008: -6.7pp · 2024: -48.1pp
• All cycles: 2024: R+48.1 2020: R+43.3 2016: R+38.1 2012: R+6.3 2008: R+6.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.20%
• Current HPI: 220.0223
• 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

-42.1% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $55,000 IAR
• 2026-04-30 Relisted — IAR
• 2026-04-30 Price Changed $59,900 IAR
• 2026-03-30 Pending — IAR
• 2025-11-05 Relisted — IAR
• 2025-11-05 Price Changed $74,900 IAR
• 2025-10-17 Price Changed $79,900 IAR
• 2025-06-02 Price Changed $89,900 IAR
• 2025-04-28 Listed $95,000 IAR

Property tax history

+3.6%/yr

Latest (2025): $2,118 · +5.8% YoY. Source: county tax records.