706 Allison St · Charles City, IA 50616

$105,000

3 bd · 2.0 ba · 1,946 sqft · SingleFamily public records · 48 Days on market

Built 1900 7,500 sqft lot $54/sqft · 23% below area Est $136k · 23% under

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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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.9/10.0
• 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 charming two-story home offering three bedrooms and one and a half baths, thoughtfully designed for comfortable everyday living. The main floor features a spacious living room, a formal dining room perfect for gatherings, full bathroom and bedroom and a well-laid-out kitchen. A convenient main-floor utility room adds to the home’s functionality. Beautiful newer rear yard deck Upstairs, you’ll find two bedrooms along with the 1/2 bath, providing privacy and separation from the main living areas. The home also includes a full, partially finished basement—ideal for additional living space, storage, or future expansion. Outside, a double detached garage offers

Key facts

• Formal dining room
• Newer rear yard deck
• Two story home

Tags

• TWO STORY HOME
• SPACIOUS LIVING ROOM
• FORMAL DINING ROOM
• WELL LAID OUT KITCHEN
• MAIN FLOOR UTILITY ROOM
• NEWER REAR YARD DECK

Property features AI

Exterior

• Parking: Detached carport with 2 carport spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence (Residential); R-2 zoning
• Construction: Steel siding; Slate and asphalt roofing; Below-grade finished area
• Exterior features: Deck; Concrete road surface

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Basement: block construction, partially finished with interior entry
• Laundry & utility: Laundry on main level and lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 6.5% 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: 70 active listings in the ZIP; 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 $726 of loan paydown is wiped out by about $3k 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 $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $71k; 48% 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.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 9.65%
• Cash-on-cash: 12.00%
• DSCR: 1.53
• GRM: 7.0

CMA / ARV

• ARV (median comp): $135,642
• List price: $105,000
• Delta: -22.59%
• 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
1001 Freeman St	0.20mi	2/2.0 (-1)	1,840 (-5%)	6mo	$140,000	$76	72
1003 Cedar St	0.30mi	3/1.5	1,899 (-2%)	10mo	$128,500	$68	71
306 2nd Ave	0.41mi	3/2.5	1,859 (-4%)	3mo	$133,000	$72	69
317 4th Ave	0.56mi	3/2.0	1,864 (-4%)	1mo	$161,000	$86	66
306 S Johnson St	0.55mi	3/2.0	2,080 (+7%)	3mo	$123,000	$59	60
709 S Johnson St St	0.54mi	3/2.0	1,834 (-6%)	7mo	$140,000	$76	59
1504 Clark St St	0.35mi	2/2.0 (-1)	1,819 (-6%)	10mo	$79,900	$44	59
314 3rd Ave Ave	0.48mi	4/1.5 (+1)	2,050 (+5%)	7mo	$147,000	$72	56
200 9th St	0.30mi	4/3.0 (+1)	1,753 (-10%)	7mo	$145,000	$83	54
600 S Iowa St	0.59mi	4/2.0 (+1)	1,825 (-6%)	4mo	$187,000	$102	54
108 Rob Roy Ln Ln	0.58mi	3/2.0	1,752 (-10%)	7mo	$139,500	$80	50
309 Danbury Dr Dr	0.65mi	3/2.0	1,706 (-12%)	0mo	$125,000	$73	49

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $1,715
• Equity at exit: $15,656

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $25,606
• Equity at exit: $9,078

Cash invested: $29,400 (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 50616

• Home prices YoY: -19.7%
• Active inventory: 70
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,249 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$98 /mo · $1,176/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $294

Break-even live

Break-even rent $876

Max offer price $105,000

Occupancy floor 71%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $105,000 Active 48 DOM
2. 2026-06-17
   days on market $105,000 Active 47 DOM
3. 2026-06-16
   days on market $105,000 Active 46 DOM
4. 2026-06-15
   days on market $105,000 Active 45 DOM
5. 2026-06-13
   days on market $105,000 Active 43 DOM
6. 2026-06-12
   days on market $105,000 Active 42 DOM
7. 2026-06-09
   days on market $105,000 Active 39 DOM
8. 2026-06-08
   days on market $105,000 Active 38 DOM
9. 2026-06-07
   days on market $105,000 Active 37 DOM
10. 2026-06-07
    days on market $105,000 Active 36 DOM
11. 2026-06-04
    days on market $105,000 Active 33 DOM
12. 2026-06-02
    days on market $105,000 Active 32 DOM
13. 2026-06-01
    days on market $105,000 Active 31 DOM
14. 2026-05-31
    days on market $105,000 Active 30 DOM
15. 2026-05-31
    days on market $105,000 Active 29 DOM
16. 2026-05-01
    listed $105,000 Active 1012-char remark
17. 2019-10-29
    soldstatus $71,000
18. 2004-10-07
    soldstatus $60,000

ⓘ 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: $1,176 · $98/mo
• Projected year-2 tax: $1,412 · $118/mo
• Expected delta: +$236/yr (+$20/mo · 20.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 32% 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: $14,984
• − Mortgage interest: −$5,882
• − Property taxes: −$1,176
• − Insurance: −$525
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$3,055
• Taxable income: $1,950
• Est. tax owed @ 24.0%: −$468
• After-tax cash flow: $3,061/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

+75.0% since first listed

3 events — show timeline

• 2026-05-01 Listed $105,000 NEIRBR as distributed by MLS GRID
• 2019-10-29 Sold (Public Records) $71,000 Public Records
• 2004-10-07 Sold (Public Records) $60,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $1,176 · -16.6% YoY. Source: county tax records.