106 Park Ave · Charles City, IA 50616

$145,000

3 bd · 2.0 ba · 1,610 sqft · SingleFamily public records · 15 Days on market

Built 1960 9,000 sqft lot Est $138k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +5.4/15.0
• 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

Comfortable 3-bedroom ranch with spacious garage in a great location! Offering 1,610 sq ft of finished living space, this well-maintained ranch-style home provides a functional layout with living spaces on two levels. The main floor features a welcoming living room, formal dining area, and an open eat-in kitchen. Down the hall are 2 bedrooms and a full bathroom. The finished lower level adds living space with a family room, second kitchen area, third bedroom with an egress window, ¾ bath, and a utility room with laundry. The oversized 24' x 40' detached 2-car garage is fully wired and ready for heat if desired—ideal for vehicles, projects, storage, or hobbies. You are sure to e

Key facts

• Open space
• Concrete patio
• Spacious garage

Tags

• SPACIOUS GARAGE
• FINISHED LOWER LEVEL
• SECOND KITCHEN AREA
• CONCRETE PATIO
• OPEN SPACE
• DESIRABLE NEIGHBORHOOD

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Carport for 2 cars; Garage with oversized space and garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Steel siding; Shingle roof; Below-grade finished area included
• Exterior features: Patio; Landscaped, level lot; Concrete road frontage

Interior

• Kitchen: Cooktop; Oven; Microwave; Refrigerator; Disposal; Eat-in kitchen
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Partially finished basement with interior entry and block walls; Sump pump in basement; Laundry room on lower level
• Laundry & utility: Washer; Dryer; Laundry room (lower level); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.0% 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: Washington Elementary School (375 students, 63% FRL); 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 $1k of loan paydown is wiped out by about $4k 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 $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

Recommended offer $142,825 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — 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: 1.33% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.90%
• DSCR: 1.75
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $138,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Central Ave	0.10mi	3/1.5	1,424 (-12%)	1mo	$145,000	$102	73
109 Highland Ave Ave	0.10mi	3/2.0	1,796 (+12%)	4mo	$170,000	$95	73
714 6th Ave. Ave	0.33mi	3/2.0	1,688 (+5%)	6mo	$145,000	$86	71
109 Park Avenue Ave	0.03mi	3/2.0	1,773 (+10%)	17mo	$118,000	$67	68
514 8th Ave	0.55mi	3/2.0	1,542 (-4%)	10mo	$88,000	$57	59
613 1st Ave	0.47mi	2/1.5 (-1)	1,585 (-2%)	13mo	$140,000	$88	58
603 8th Ave	0.54mi	3/1.0	1,544 (-4%)	12mo	$105,000	$68	54
713 2nd Ave	0.33mi	3/2.0	1,767 (+10%)	20mo	$240,000	$136	52
714 9th Ave Ave	0.43mi	4/2.0 (+1)	1,822 (+13%)	6mo	$140,000	$77	48
503 8th Ave	0.62mi	3/1.5	1,414 (-12%)	4mo	$149,000	$105	46
302 Patten Ave	0.62mi	3/3.0	1,680 (+4%)	17mo	$140,000	$83	45
1703 Owen St	0.48mi	4/1.5 (+1)	1,510 (-6%)	19mo	$129,000	$85	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: 8.1%
• Equity multiple: 1.32×
• Total profit: $12,912
• Equity at exit: $21,620

10-year hold

• IRR: 17.4%
• Equity multiple: 2.43×
• Total profit: $58,118
• Equity at exit: $12,537

Cash invested: $40,600 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,927 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$130 /mo · $1,558/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $572

Break-even live

Break-even rent $1,203

Max offer price $145,000

Occupancy floor 65%

Sensitivity live

Price	-10% $654	-5% $613	+0% $572	+5% $531	+10% $490
Rent	-10% $419	-5% $496	+0% $572	+5% $648	+10% $724
Rate	-1.0pp $645	-0.5pp $609	base $572	+0.5pp $534	+1.0pp $496

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: $36,250
• Closing costs: $4,350
• 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	$1,927	$2.08	45d	28	0.76mi

Listing history 12 events

1. 2026-06-21
   statusdays on market $145,000 Pending 15 DOM
2. 2026-06-18
   days on market $145,000 Active 14 DOM
3. 2026-06-17
   days on market $145,000 Active 13 DOM
4. 2026-06-16
   days on market $145,000 Active 12 DOM
5. 2026-06-15
   days on market $145,000 Active 11 DOM
6. 2026-06-13
   days on market $145,000 Active 9 DOM
7. 2026-06-12
   days on market $145,000 Active 8 DOM
8. 2026-06-09
   days on market $145,000 Active 5 DOM
9. 2026-06-08
   days on market $145,000 Active 4 DOM
10. 2026-06-07
    days on market $145,000 Active 3 DOM
11. 2026-06-07
    remarks 686-char remark
12. 2026-06-07
    listed $145,000 Active 2 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: $1,558 · $130/mo
• Projected year-2 tax: $1,917 · $160/mo
• Expected delta: +$359/yr (+$30/mo · 23.1%)

ⓘ 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 4/10 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: $23,124
• − Mortgage interest: −$8,122
• − Property taxes: −$1,558
• − Insurance: −$725
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$4,218
• Taxable income: $4,801
• Est. tax owed @ 24.0%: −$1,152
• After-tax cash flow: $5,708/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

1 event — show timeline

• 2026-06-04 Listed $145,000 NEIRBR as distributed by MLS GRID

Property tax history

+1.4%/yr

Latest (2025): $1,558 · -6.4% YoY. Source: county tax records.