411 4th Ave Ave · Charles City, IA 50616

$82,500

2 bd · 2.0 ba · 1,670 sqft · SingleFamily public records · 1 Days on market

Built 1900 8,060 sqft lot $49/sqft · 33% below area Est $124k · 33% under

---

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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious 2-bedroom, 2-bath home located on a desirable corner lot just steps from the local elementary school. The main level features hardwood floors, fresh paint, and a large kitchen with brand-new flooring. An additional room on the main floor has been used as a third bedroom, offering flexible living space to fit your needs. Enjoy relaxing on the large open front porch or spending time in the expansive fenced backyard—perfect for pets, play, and gatherings. The property includes a one-stall garage (in poor condition and needs removed) and the comfort of central air throughout. This home has been a reliable rental for years and is ready for a new family to make it t

Key facts

• Large kitchen
• Open front porch
• Fenced backyard

Tags

• CORNER LOT
• LARGE KITCHEN
• OPEN FRONT PORCH
• FENCED BACKYARD
• CENTRAL AIR

Property features AI

Exterior

• Parking: Detached carport (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Aluminum siding; Asphalt roof
• Exterior features: Fenced lot; Corner lot; Gravel and paved road access

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Basement present (unfinished)
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Cap rate 11.3% vs local median 6.7% in Charles City — 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 77/100 on livability (#161 in IA, #2,944 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities F, commute F, employment F.
• Charles City Community School District (town): math 52% / reading 61% proficiency, ranked #262 of 289 in IA (top 91%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Charles City Ms (math 51% / reading 59%, grade B-, #201 of 246 statewide, top 82%, 423 students, 54% FRL); Charles City High School (math 47% / reading 67%, grade C, #279 of 336 statewide, top 85%, 534 students, 47% FRL).
• Market conditions: 71 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 38 units permitted in Floyd County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $570 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Floyd County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $56k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $82,500

Questions for the listing agent

1. Built in 1900 — 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. 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.
4. 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.
5. 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: 1.45% ✓
• Cap rate: 11.33%
• Cash-on-cash: 18.00%
• DSCR: 1.80
• GRM: 5.7

CMA / ARV

• ARV (median comp): $123,684
• List price: $82,500
• Delta: -31.28%
• 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
714 6th Ave. Ave	0.30mi	3/2.0 (+1)	1,688 (+1%)	6mo	$145,000	$86	74
317 4th Ave	0.07mi	3/2.0 (+1)	1,864 (+12%)	1mo	$161,000	$86	72
102 3rd Ave	0.29mi	3/2.0 (+1)	1,607 (-4%)	5mo	$105,000	$65	71
613 1st Ave	0.25mi	2/1.5	1,585 (-5%)	13mo	$140,000	$88	67
514 8th Ave	0.24mi	3/2.0 (+1)	1,542 (-8%)	9mo	$88,000	$57	63
306 2nd Ave	0.20mi	3/2.5 (+1)	1,859 (+11%)	3mo	$133,000	$72	62
1504 Clark St St	0.33mi	2/2.0	1,819 (+9%)	11mo	$79,900	$44	61
603 8th Ave	0.28mi	3/1.0 (+1)	1,544 (-8%)	12mo	$105,000	$68	55
109 Highland Ave Ave	0.61mi	3/2.0 (+1)	1,796 (+8%)	4mo	$170,000	$95	50
600 Freeman St	0.60mi	3/2.0 (+1)	1,540 (-8%)	8mo	$142,500	$93	48
114 Central Ave	0.64mi	3/1.5 (+1)	1,424 (-15%)	1mo	$145,000	$102	37
108 15th Ave	0.74mi	3/1.5 (+1)	1,456 (-13%)	8mo	$84,000	$58	30

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: 9.6%
• Equity multiple: 1.38×
• Total profit: $8,733
• Equity at exit: $12,301

10-year hold

• IRR: 18.8%
• Equity multiple: 2.57×
• Total profit: $36,166
• Equity at exit: $7,133

Cash invested: $23,100 (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 50616

• Home prices YoY: -19.7%
• Active inventory: 71
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$433
• Tax from tax record: −$134 /mo · $1,610/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $346

Break-even live

Break-even rent $761

Max offer price $82,500

Occupancy floor 66%

Sensitivity live

Price	-10% $393	-5% $370	+0% $346	+5% $323	+10% $300
Rent	-10% $252	-5% $299	+0% $346	+5% $394	+10% $441
Rate	-1.0pp $388	-0.5pp $367	base $346	+0.5pp $325	+1.0pp $303

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1030 13th Ave Charles City, IA	1.0–3.0	1.0–2.0	926	$1,200	$1.29	44d	28	0.65mi

Listing history 12 events

1. 2026-06-21
   pricedays on marketlisting id $82,500 Active 1 DOM
2. 2026-06-04
   days on market $85,000 Active 181 DOM
3. 2026-06-02
   days on market $85,000 Active 180 DOM
4. 2026-06-01
   days on market $85,000 Active 179 DOM
5. 2026-05-31
   days on market $85,000 Active 178 DOM
6. 2026-05-31
   days on market $85,000 Active 177 DOM
7. 2026-01-12
   price $85,000 848-char remark
8. 2025-12-04
   listed $87,000 Active 848-char remark
9. 2007-06-14
   soldstatus $56,500
10. 2003-05-24
    soldstatus $56,300
11. 2003-05-02
    soldstatus $42,500
12. 1995-02-02
    soldstatus $16,000

ⓘ 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: $1,610 · $134/mo
• Projected year-2 tax: $1,610 · $134/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥103°F today · 16 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: $14,394
• − Mortgage interest: −$4,621
• − Property taxes: −$1,610
• − Insurance: −$412
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,400
• Taxable income: $3,047
• Est. tax owed @ 24.0%: −$731
• After-tax cash flow: $3,426/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: Charles City Community School District
• NCES district ID: 1907080
• Math proficiency: 52% ▼ -3.00%
• Reading proficiency: 61% ▲ 9.00%
• Median HH income: $41,414
• Composite: 47.32/100
• National rank: #2299
• State rank: #262 of 289 in IA

Livability — Charles City

• Score: 77/100
• State rank: #161
• US rank: #2944

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: Charles City, IA
• City population: 9,419
• Population (ZIP): 9,419

Population outlook (Floyd County) Hauer SSP2

• Today (2025): 15,524 people
• By 2030: 15,254 · -1.7%
• By 2040: 14,830 · -4.5%
• By 2050: 14,660 · -5.6%
• By 2075: 15,548 · +0.2%
• By 2100: 17,406 · +12.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 6% Scandinavian 2% Lithuanian 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Tagalog/Filipino 1%

Political lean MEDSL · Floyd

• 2024 margin: Strong R (+25.7) · D 36.5% · R 62.2% · Other 1.3%
• 2008→2024 swing: -47.6pp toward R · 2008: 21.9pp · 2024: -25.7pp
• All cycles: 2024: R+25.7 2020: R+19.4 2016: R+14.9 2012: D+14.7 2008: D+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.03%
• Current HPI: 187.4742
• 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

+415.6% since first listed

6 events — show timeline

• 2026-06-19 Listed $82,500 NEIRBR as distributed by MLS GRID
• 2026-01-12 Price Changed $85,000 NEIRBR as distributed by MLS GRID
• 2007-06-14 Sold (Public Records) $56,500 Public Records
• 2003-05-24 Sold (Public Records) $56,300 Public Records
• 2003-05-02 Sold (Public Records) $42,500 Public Records
• 1995-02-02 Sold (Public Records) $16,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,610 · +27.0% YoY. Source: county tax records.