411 N Grand St · Chariton, IA 50049

$150,000

3 bd · 1.0 ba · 1,464 sqft · SingleFamily public records · 88 Days on market

Built 1900 0.25 ac lot $102/sqft · at area comps Est $164k · 8% under

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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).

• ARV discount +11.3/15.0
• Cash flow +7.9/30.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This three bedroom home is centrally located close to the Chariton High School and downtown district. Hardwood floors, original doors and trim, built-ins and high ceilings exude character throughout the home. Formal dining room and charming breakfast nook, full basement, and large master bedroom with sitting area. The front porch is ideal for enjoying the activities of the community, while the privacy-fenced backyard with detached pass-through garage and many perennials are ideal for enjoying the outdoors.

Key facts

• Breakfast nook
• Original doors
• Formal dining room

Tags

• HARDWOOD FLOORS
• ORIGINAL DOORS
• BUILT-INS
• HIGH CEILINGS
• FORMAL DINING ROOM
• BREAKFAST NOOK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-159 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (18.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (26.7% below list).
• Recommended offer: $110k (26.7% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 4.1% in Chariton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 80/100 on livability (#84 in IA, #1,703 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, amenities F, commute F.
• Chariton Community School District (town): math 57% / reading 65% proficiency, ranked #241 of 289 in IA (top 83%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Columbus Elementary School (284 students, 58% FRL); Chariton Middle School (math 63% / reading 70%, grade A-, #148 of 246 statewide, top 61%, 285 students, 56% FRL); Chariton High School (math 57% / reading 73%, grade B, #208 of 336 statewide, top 62%, 392 students, 50% FRL).
• Market conditions: 81 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3 units permitted in Lucas 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.
• Lucas County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $150k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (26.7% 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 88 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — 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. 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?
8. 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.
9. 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.
10. 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: 0.73% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.56%
• DSCR: 0.80
• GRM: 11.4

CMA / ARV

• ARV (median comp): $163,673
• List price: $150,000
• Delta: -8.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 N 8th St	0.15mi	2/1.0 (-1)	1,397 (-5%)	0mo	$178,000	$127	80
1219 Braden Ave	0.33mi	3/1.0	1,557 (+6%)	7mo	$175,000	$112	69
1344 Braden Ave	0.46mi	3/2.0	1,500 (+2%)	4mo	$170,000	$113	67
726 N 7th St	0.34mi	3/1.0	1,289 (-12%)	11mo	$17,640	$14	55
1019 Ilion Ave	0.50mi	3/2.0	1,616 (+10%)	1mo	$200,000	$124	55
716 Ilion Ave	0.47mi	3/2.0	1,248 (-15%)	2mo	$125,500	$101	48
431 S 7th St	0.63mi	2/1.5 (-1)	1,400 (-4%)	11mo	$175,000	$125	47
302 S Grand St	0.46mi	3/1.0	1,680 (+15%)	8mo	$20,000	$12	47
710 N 6th St	0.38mi	3/2.0	1,668 (+14%)	14mo	$250,000	$150	44
909 N 16th St	0.71mi	3/1.5	1,312 (-10%)	8mo	$281,500	$215	41
1108 Hillcrest Ct	0.75mi	3/2.5	1,580 (+8%)	7mo	$250,000	$158	40
505 S 8th St	0.72mi	4/2.5 (+1)	1,598 (+9%)	6mo	$128,800	$81	36

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: -24.0%
• Equity multiple: 0.18×
• Total profit: $-34,450
• Equity at exit: $22,365

10-year hold

• IRR: -19.1%
• Equity multiple: -0.02×
• Total profit: $-43,028
• Equity at exit: $12,969

Cash invested: $42,000 (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 50049

• Home prices YoY: -4.4%
• Active inventory: 81
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$179 /mo · $2,152/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-159

Break-even live

Break-even rent $1,302

Max offer price $121,833

Occupancy floor —

Sensitivity live

Price	-10% $-75	-5% $-117	+0% $-159	+5% $-202	+10% $-244
Rent	-10% $-246	-5% $-203	+0% $-159	+5% $-116	+10% $-73
Rate	-1.0pp $-84	-0.5pp $-121	base $-159	+0.5pp $-198	+1.0pp $-238

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1833 Curtis Ave Unit A210 Chariton, IA	2.0	2.0	954	$1,100	$1.15	45d	1	0.98mi

Listing history 19 events

1. 2026-06-21
   days on market $150,000 Active 88 DOM
2. 2026-06-21
   days on market $150,000 Active 87 DOM
3. 2026-06-18
   days on market $150,000 Active 85 DOM
4. 2026-06-17
   days on market $150,000 Active 84 DOM
5. 2026-06-16
   days on market $150,000 Active 83 DOM
6. 2026-06-15
   days on market $150,000 Active 82 DOM
7. 2026-06-13
   days on market $150,000 Active 80 DOM
8. 2026-06-12
   days on market $150,000 Active 79 DOM
9. 2026-06-09
   days on market $150,000 Active 76 DOM
10. 2026-06-08
    days on market $150,000 Active 75 DOM
11. 2026-06-07
    days on market $150,000 Active 74 DOM
12. 2026-06-07
    days on market $150,000 Active 73 DOM
13. 2026-06-04
    days on market $150,000 Active 70 DOM
14. 2026-06-02
    days on market $150,000 Active 69 DOM
15. 2026-06-01
    days on market $150,000 Active 68 DOM
16. 2026-05-31
    days on market $150,000 Active 67 DOM
17. 2026-05-31
    days on market $150,000 Active 66 DOM
18. 2026-03-24
    listed $150,000 Active 511-char remark

    Show marketing remark (511 chars)

    This three bedroom home is centrally located close to the Chariton High School and downtown district. Hardwood floors, original doors and trim, built-ins and high ceilings exude character throughout the home. Formal dining room and charming breakfast nook, full basement, and large master bedroom with sitting area. The front porch is ideal for enjoying the activities of the community, while the privacy-fenced backyard with detached pass-through garage and many perennials are ideal for enjoying the outdoors.

19. 2009-10-22
    soldstatus $50,000

ⓘ 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: $2,152 · $179/mo
• Projected year-2 tax: $2,254 · $188/mo
• Expected delta: +$102/yr (+$8/mo · 4.7%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$8,402
• − Property taxes: −$2,152
• − Insurance: −$750
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$4,364
• Taxable loss: −$4,580
• Est. tax savings @ 24.0%: +$1,099
• After-tax cash flow: $-814/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: Chariton Community School District
• NCES district ID: 1907050
• Math proficiency: 57% ▼ -11.00%
• Reading proficiency: 65% ▼ -6.00%
• Median HH income: $44,415
• Composite: 51.35/100
• National rank: #1738
• State rank: #241 of 289 in IA

Livability — Chariton

• Score: 80/100
• State rank: #84
• US rank: #1703

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Chariton, IA
• Population (ZIP): 6,425

Population outlook (Lucas County) Hauer SSP2

• Today (2025): 8,106 people
• By 2030: 7,755 · -4.3%
• By 2040: 7,007 · -13.6%
• By 2050: 6,265 · -22.7%
• By 2075: 4,926 · -39.2%
• By 2100: 3,792 · -53.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Iranian 3% Italian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · German/W. Germanic 2% Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Lucas

• 2024 margin: Solid R (+48.1) · D 25.2% · R 73.3% · Other 1.5%
• 2008→2024 swing: -41.4pp toward R · 2008: -6.7pp · 2024: -48.1pp
• All cycles: 2024: R+48.1 2020: R+43.3 2016: R+38.1 2012: R+6.3 2008: R+6.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.20%
• Current HPI: 220.0223
• 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

+200.0% since first listed

2 events — show timeline

• 2026-03-24 Listed $150,000 IAR
• 2009-10-22 Sold (Public Records) $50,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,152 · +6.1% YoY. Source: county tax records.