1810 Drake Ave · Centerville, IA 52544

$69,500

2 bd · 1.0 ba · 1,075 sqft · SingleFamily public records · 126 Days on market

Built 1920 Fair condition 0.40 ac lot $65/sqft · 42% below area Est $119k · 42% 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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Schools +6.2/10.0
• Appreciation +5.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Welcome to 1810 Drake Avenue in Centerville! This 3-bedroom, 1-bath home offers solid bones and plenty of potential for the right buyer. Inside, you’ll find a functional layout with comfortable living space and three bedrooms ready to make your own. Outside, the property features a large fenced yard, perfect for pets, gardening, or outdoor entertaining, along with a convenient carport for covered parking. While the home could benefit from a little TLC, it provides a great opportunity for first-time buyers, investors, or anyone looking to build equity. With a little vision and personal touch, this property could truly shine. Monthly Electric Average is: $143.70 Monthly Gas Average is: $50.

Key facts

• Fenced yard
• Carport
• 0.4 acre lot

Tags

• FENCED YARD
• CARPORT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($958 rent vs $70k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 4.6% in Centerville — 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 73/100 on livability (#277 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Centerville Community School District (town): math 57% / reading 65% proficiency, ranked #251 of 289 in IA (top 87%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Lakeview Elementary (math 57% / reading 60%, grade B-, #432 of 616 statewide, top 71%, 575 students, 50% FRL); Howar Middle School (math 57% / reading 66%, grade B+, #179 of 246 statewide, top 73%, 299 students, 50% FRL); Centerville High School (math 58% / reading 71%, grade B-, #211 of 336 statewide, top 70%, 404 students, 44% FRL).
• Market conditions: 147 active listings in the ZIP; 6 units permitted in Appanoose County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($481 loan paydown + $751 appreciation (1.1% local appreciation)).
• Appanoose County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $6k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $70k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.38% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.05%
• DSCR: 1.67
• GRM: 6.0

CMA / ARV

• ARV (median comp): $119,000
• List price: $69,500
• Delta: -41.60%
• 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
1711 S 16th St	0.17mi	3/1.0 (+1)	1,052 (-2%)	3mo	$81,600	$78	82
2110 Drake Ave	0.21mi	2/1.0	1,040 (-3%)	7mo	$86,500	$83	79
1608 S 17th St	0.22mi	3/1.0 (+1)	962 (-10%)	4mo	$27,000	$28	64
801 S Main St	0.69mi	2/1.0	1,088 (+1%)	3mo	$130,000	$119	64
2021 S Main St	0.19mi	2/1.0	948 (-12%)	10mo	$47,500	$50	63
1213 S 11th	0.39mi	2/1.0	993 (-8%)	12mo	$70,000	$70	59
1217 S 9th St	0.42mi	3/2.0 (+1)	1,140 (+6%)	6mo	$22,000	$19	56
1225 S 9th St	0.41mi	3/2.0 (+1)	1,118 (+4%)	11mo	$105,320	$94	56
1026 S 11th St	0.46mi	2/1.0	1,188 (+10%)	8mo	$51,600	$43	54
1414 S 20th St	0.44mi	3/1.0 (+1)	940 (-13%)	9mo	$12,000	$13	46
927 S 18th St	0.59mi	3/1.0 (+1)	972 (-10%)	11mo	$88,000	$91	42
813 S Main St	0.66mi	2/1.0	1,204 (+12%)	11mo	$105,000	$87	40

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

Projected returns pro-forma

1.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 1.88×
• Total profit: $17,155
• Equity at exit: $24,016

10-year hold

• IRR: 20.4%
• Equity multiple: 3.49×
• Total profit: $48,487
• Equity at exit: $32,140

Cash invested: $19,460 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 9 under contract
• Months of supply: 5.1 mo (19%/mo absorbed)
• Median asking: $38,200 ($43/sqft)
• Median days on market: 61 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: +157.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 52544

• Home prices YoY: 0.5%
• Active inventory: 147
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $958 medium
• Mortgage (P&I): −$364
• Tax from tax record: −$120 /mo · $1,434/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $244

Break-even live

Break-even rent $649

Max offer price $69,500

Occupancy floor 70%

Sensitivity live

Price	-10% $283	-5% $264	+0% $244	+5% $224	+10% $205
Rent	-10% $168	-5% $206	+0% $244	+5% $282	+10% $320
Rate	-1.0pp $279	-0.5pp $262	base $244	+0.5pp $226	+1.0pp $208

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: $17,375
• Closing costs: $2,085
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Exterior

• Parking: Carport
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceResidential property
• Construction: Vinyl siding
• Exterior features: Gravel driveway/carport areaLot approximately 0.4 acres (100 x 160)

Interior

• Bathrooms: 1 full bathroom
• Interior features: Basement presentCentral air conditioningForced air heating

Listing history 50 events

1. 2026-11-08
   days on market $69,500 Active 126 DOM
2. 2026-11-07
   days on market $69,500 Active 125 DOM
3. 2026-11-06
   days on market $69,500 Active 124 DOM
4. 2026-11-05
   days on market $69,500 Active 123 DOM
5. 2026-11-04
   days on market $69,500 Active 122 DOM
6. 2026-11-02
   days on market $69,500 Active 120 DOM
7. 2026-11-01
   days on market $69,500 Active 119 DOM
8. 2026-10-31
   days on market $69,500 Active 118 DOM
9. 2026-10-31
   days on market $69,500 Active 117 DOM
10. 2026-10-29
    days on market $69,500 Active 116 DOM
11. 2026-10-28
    days on market $69,500 Active 115 DOM
12. 2026-10-27
    days on market $69,500 Active 114 DOM
13. 2026-10-26
    days on market $69,500 Active 113 DOM
14. 2026-10-25
    days on market $69,500 Active 112 DOM
15. 2026-10-24
    days on market $69,500 Active 111 DOM
16. 2026-10-23
    days on market $69,500 Active 110 DOM
17. 2026-10-22
    days on market $69,500 Active 109 DOM
18. 2026-10-21
    days on market $69,500 Active 108 DOM
19. 2026-10-20
    days on market $69,500 Active 107 DOM
20. 2026-10-19
    days on market $69,500 Active 106 DOM
21. 2026-10-18
    days on market $69,500 Active 105 DOM
22. 2026-10-17
    days on market $69,500 Active 104 DOM
23. 2026-10-16
    days on market $69,500 Active 103 DOM
24. 2026-10-15
    days on market $69,500 Active 102 DOM
25. 2026-10-14
    days on market $69,500 Active 101 DOM
26. 2026-10-13
    days on market $69,500 Active 100 DOM
27. 2026-10-12
    days on market $69,500 Active 99 DOM
28. 2026-10-11
    days on market $69,500 Active 98 DOM
29. 2026-10-10
    days on market $69,500 Active 97 DOM
30. 2026-10-09
    days on market $69,500 Active 96 DOM
31. 2026-10-08
    days on market $69,500 Active 95 DOM
32. 2026-10-07
    days on market $69,500 Active 94 DOM
33. 2026-10-06
    days on market $69,500 Active 93 DOM
34. 2026-10-05
    days on market $69,500 Active 92 DOM
35. 2026-10-04
    days on market $69,500 Active 91 DOM
36. 2026-10-03
    days on market $69,500 Active 90 DOM
37. 2026-10-02
    days on market $69,500 Active 89 DOM
38. 2026-10-01
    days on market $69,500 Active 88 DOM
39. 2026-09-30
    days on market $69,500 Active 87 DOM
40. 2026-09-29
    days on market $69,500 Active 86 DOM
41. 2026-09-28
    days on market $69,500 Active 85 DOM
42. 2026-09-27
    days on market $69,500 Active 84 DOM
43. 2026-09-26
    days on market $69,500 Active 83 DOM
44. 2026-09-25
    days on market $69,500 Active 82 DOM
45. 2026-09-24
    days on market $69,500 Active 81 DOM
46. 2026-09-23
    days on market $69,500 Active 80 DOM
47. 2026-09-21
    days on market $69,500 Active 78 DOM
48. 2026-09-20
    days on market $69,500 Active 77 DOM
49. 2026-09-19
    days on market $69,500 Active 76 DOM
50. 2026-09-18
    days on market $69,500 Active 75 DOM

ⓘ 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: $1,434 · $120/mo
• Projected year-2 tax: $1,434 · $120/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,499
• − Mortgage interest: −$3,893
• − Property taxes: −$1,434
• − Insurance: −$348
• − Repairs & maintenance: −$920
• − Management: −$920
• − Depreciation: −$2,022
• Taxable income: $1,963
• Est. tax owed @ 24.0%: −$471
• After-tax cash flow: $2,458/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab Est. rehab $26,875–$48,375 screening

This 3-bedroom, 1-bath home presents as a moderate rehab project with average condition. It offers a great opportunity for first-time buyers or investors to improve and update the property for increased value.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $10,000–$30,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — No visible signs of roof damage or wear, but the roof is not pictured.

Repairs flagged

• Minor Kitchen countertops — Cluttered and items on countertops.
• Minor Bathroom shelves — Items on shelves in the bathroom.
• Major Landscaping — Overgrown grass and weeds in the yard need trimming.
• Minor Paint — Chipped and worn paint in some areas.
• Minor Siding — Weathered siding needs touch-up or repainting.
• Minor Windows — May need cleaning or replacement if old and stained.
• Minor Flooring — Worn hardwood flooring needs refinishing or replacement.
• Unknown HVAC — No visible units in the photos, may need inspection and cleaning.
• Minor Foundation — Stable but may need inspection for any issues.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint can improve curb appeal and interior aesthetics. ↑
• Both Replace worn flooring — New flooring can improve the home's appearance and increase its value. ↑
• Both Trim and landscape yard — A well-maintained yard can enhance curb appeal and attract potential buyers. ↑
• Both Clean and inspect HVAC units — A clean and functioning HVAC system can improve comfort and energy efficiency. ↑
• Both Replace worn kitchen and bathroom countertops — Fresh countertops can improve the home's appearance and increase its value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 62/100

Zoned Schools

Elementary Lakeview Elementary B- IA #432/616 Nat'l #8,158/41,679 Middle Howar Middle School B+ IA #179/246 Nat'l #1,620/14,009 High Centerville High School B- IA #211/336 Nat'l #2,821/17,239

Schools (NCES district)

• District: Centerville Community School District
• NCES district ID: 1906750
• Math proficiency: 57% ▼ -8.00%
• Reading proficiency: 65% ▼ -5.00%
• Median HH income: $35,401
• Composite: 50.48/100
• National rank: #1854
• State rank: #251 of 289 in IA

B Composite livability gradescore 73/100

Livability — Centerville

• Score: 73/100
• State rank: #277
• US rank: #5375

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Centerville, IA
• County: Appanoose · 11,726 people
• Population (ZIP): 8,110
• Household income: $45,257
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 10% of renters

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Population outlook (Appanoose County) Hauer SSP2

• Today (2025): 11,726 people
• By 2030: 11,194 · -4.5%
• By 2040: 10,063 · -14.2%
• By 2050: 8,976 · -23.5%
• By 2075: 6,785 · -42.1%
• By 2100: 4,819 · -58.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 1%
• Languages at home: 94% English-only · German/W. Germanic 5%

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Political lean MEDSL · Appanoose

• 2024 margin: Solid R (+46.7) · D 26.1% · R 72.8% · Other 1.2%
• 2008→2024 swing: -44.8pp toward R · 2008: -1.9pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+40.2 2016: R+36.4 2012: R+3.5 2008: R+1.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.08%
• Current HPI: 212.65
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.48%
• F500 in state: 4

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Industry mix (Fortune 500 HQ in IA)

Industry	F500 HQs	Revenue
▸Financial Services	1	$16B
▸Retail / Convenience	1	$15B

Property features AI

Exterior

• Parking: Carport
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceResidential property
• Construction: Vinyl siding
• Exterior features: Gravel driveway/carport areaLot approximately 0.4 acres (100 x 160)

Interior

• Bathrooms: 1 full bathroom
• Interior features: Basement presentCentral air conditioningForced air heating

Price history

+66.3% since first listed

5 events — show timeline

• 2026-07-05 Listed $75,000 IAR
• 2026-06-24 Relisted — IAR
• 2026-04-17 Price Changed $75,000 IAR
• 2026-03-15 Listed $80,000 IAR
• 2008-05-21 Sold (Public Records) $45,100 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,434 · +1.6% YoY. Source: county tax records.