209 W Main St · St. Charles, IA 50240

$155,000

3 bd · 1.5 ba · 1,573 sqft · SingleFamily public records · 37 Days on market

Built 1870

---

Why this score? — see what drove the D+ 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 +10.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• DSCR +3.0/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

2 story family home in St Charles Iowa. I35 school district. 3 bedroom (2 upstairs, 1 downstairs), 1 full bath & amp; 3/4 bath (shower stall, no tub). Bonus room for an office and a large mudroom. Large fenced in backyard with fire pit and shed. $155k or best offer.

Key facts

• Shed
• Large mudroom
• Bonus room

Tags

• I35 SCHOOL DISTRICT
• BONUS ROOM
• LARGE MUDROOM
• FENCED BACKYARD
• FIRE PIT
• SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-83 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (21.6% below list).
• Recommended offer: $121k (21.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Interstate 35 Community School District (rural): math 60% / reading 66% proficiency, ranked #197 of 289 in IA (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 20 active listings in the ZIP; 125 units permitted in Madison County in 2024 (51 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Madison County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,458 (21.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $83,369
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 S Lumber St	0.12mi	3/1.0	1,556 (-1%)	19mo	$82,500	$53	75

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: 22.6%
• Equity multiple: 2.82×
• Total profit: $79,107
• Equity at exit: $139,636

10-year hold

• IRR: 20.3%
• Equity multiple: 6.46×
• Total profit: $237,135
• Equity at exit: $301,131

Cash invested: $43,400 (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 50240

• Home prices YoY: 5.7%
• Active inventory: 20
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$166 /mo · $1,986/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-83

Break-even live

Break-even rent $1,320

Max offer price $140,268

Occupancy floor —

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $155,000 Active 37 DOM
2. 2026-06-17
   days on market $155,000 Active 36 DOM
3. 2026-06-16
   days on market $155,000 Active 35 DOM
4. 2026-06-15
   days on market $155,000 Active 34 DOM
5. 2026-06-14
   days on market $155,000 Active 32 DOM
6. 2026-06-13
   days on market $155,000 Active 31 DOM
7. 2026-06-10
   days on market $155,000 Active 29 DOM
8. 2026-06-09
   days on market $155,000 Active 28 DOM
9. 2026-06-08
   days on market $155,000 Active 27 DOM
10. 2026-06-07
    days on market $155,000 Active 26 DOM
11. 2026-06-05
    days on market $155,000 Active 23 DOM
12. 2026-06-03
    days on market $155,000 Active 22 DOM
13. 2026-06-02
    days on market $155,000 Active 21 DOM
14. 2026-06-01
    days on market $155,000 Active 20 DOM
15. 2026-05-31
    days on market $155,000 Active 19 DOM
16. 2026-05-31
    days on market $155,000 Active 18 DOM
17. 2026-05-12
    listed $155,000 Active 267-char remark
18. 2023-07-24
    soldstatus $138,500
19. 2022-11-18
    soldstatus $130,000

ⓘ 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: $1,986 · $166/mo
• Projected year-2 tax: $2,210 · $184/mo
• Expected delta: +$224/yr (+$19/mo · 11.3%)

ⓘ 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 3/10 Moderate 7 d/yr ≥104°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: $14,575
• − Mortgage interest: −$8,682
• − Property taxes: −$1,986
• − Insurance: −$775
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$4,509
• Taxable loss: −$3,709
• Est. tax savings @ 24.0%: +$890
• After-tax cash flow: $-110/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: Interstate 35 Community School District
• NCES district ID: 1914670
• Math proficiency: 60% ▼ -8.00%
• Reading proficiency: 66% ▼ -1.00%
• Median HH income: $64,996
• Composite: 54.98/100
• National rank: #1300
• State rank: #197 of 289 in IA

Livability — St. Charles

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Charles, IA
• Population (ZIP): 2,299

Population outlook (Madison County) Hauer SSP2

• Today (2025): 15,715 people
• By 2030: 15,565 · -1.0%
• By 2040: 15,203 · -3.3%
• By 2050: 14,640 · -6.8%
• By 2075: 13,384 · -14.8%
• By 2100: 11,967 · -23.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Italian 8% Portuguese 3% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Madison

• 2024 margin: Solid R (+38.6) · D 30.1% · R 68.7% · Other 1.2%
• 2008→2024 swing: -28.6pp toward R · 2008: -10.0pp · 2024: -38.6pp
• All cycles: 2024: R+38.6 2020: R+34.3 2016: R+31.3 2012: R+12.1 2008: R+10.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 15.42%
• Current HPI: 287.6462
• 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

+19.2% since first listed

3 events — show timeline

• 2026-05-12 Listed $155,000 FSBO.com
• 2023-07-24 Sold (Public Records) $138,500 Public Records
• 2022-11-18 Sold (Public Records) $130,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,986 · -10.0% YoY. Source: county tax records.