1008 18th Ave · Charles City, IA 50616

$155,000

4 bd · 2.0 ba · 1,561 sqft · SingleFamily public records · 11 Days on market

Built 1969 6,534 sqft lot $99/sqft · 21% above area Est $128k · 21% over

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Why this score? — see what drove the C 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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

MOVE-IN READY ranch offering updates, flexibility, and room to grow! Main floor features 3 bedrooms, 1 bath, and main floor laundry currently set up in one bedroom for added convenience. Recent updates include a new roof (Fall 2025), new water heater, updated interior and exterior, and fenced backyard added in 2021. The partially finished lower level offers great additional living space with endless possibilities for a family room, office, workout area, walk-in closet, or potential 4th bedroom with the addition of an egress window. Basement access located right off the back entrance adds extra functionality. This home is packed with thoughtful updates, potential and space to fit your lifest

Key facts

• Basement access
• New water heater
• Fenced backyard

Tags

• NEW ROOF
• NEW WATER HEATER
• FENCED BACKYARD
• PARTIALLY FINISHED LOWER LEVEL
• BASEMENT ACCESS

Property features AI

Exterior

• Parking: Detached tandem concrete garage with space for 2 vehicles
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding construction
• Exterior features: Lot approximately 0.15 acres (58 x 113); Vinyl siding

Interior

• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Finished basement area included (below-grade finished space)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 10.4% 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.
• 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 $5k 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 $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $100k; list at $155k implies a 55% gain — meaningful room to come down on a strong offer.

Recommended offer $155,000

Questions for the listing agent

1. Built in 1969 — 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: 1.24% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.60%
• DSCR: 1.65
• GRM: 6.7

CMA / ARV

• ARV (median comp): $128,173
• List price: $155,000
• Delta: 20.93%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1700 Ohio Ave Ave	0.12mi	3/1.5 (-1)	1,389 (-11%)	2mo	$120,000	$86	67
108 15th Ave	0.25mi	3/1.5 (-1)	1,456 (-7%)	8mo	$84,000	$58	63
1104 21st Ave	0.22mi	3/2.0 (-1)	1,700 (+9%)	10mo	$176,000	$104	62
1802 Missouri Ave	0.19mi	3/2.0 (-1)	1,645 (+5%)	22mo	$150,000	$91	59
315 16th Ave	0.31mi	3/1.5 (-1)	1,400 (-10%)	7mo	$136,000	$97	56
1312 Missouri Ave	0.14mi	3/1.0 (-1)	1,364 (-13%)	14mo	$141,500	$104	51
204 Spriggs St	0.55mi	3/1.0 (-1)	1,684 (+8%)	11mo	$82,000	$49	43
807 B Street St	0.64mi	3/2.0 (-1)	1,451 (-7%)	18mo	$32,000	$22	38

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: 5.1%
• Equity multiple: 1.20×
• Total profit: $8,499
• Equity at exit: $23,111

10-year hold

• IRR: 14.5%
• Equity multiple: 2.17×
• Total profit: $50,635
• Equity at exit: $13,402

Cash invested: $43,400 (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: 71
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,927 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$117 /mo · $1,402/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $528

Break-even live

Break-even rent $1,259

Max offer price $155,000

Occupancy floor 68%

Sensitivity live

Price	-10% $616	-5% $572	+0% $528	+5% $484	+10% $440
Rent	-10% $376	-5% $452	+0% $528	+5% $604	+10% $680
Rate	-1.0pp $606	-0.5pp $567	base $528	+0.5pp $488	+1.0pp $447

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: $38,750
• Closing costs: $4,650
• 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	0.60mi

Listing history 5 events

1. 2026-05-15
   historical Active Under Contract 758-char remark
2. 2026-05-09
   listed $155,000 Active 758-char remark
3. 2021-12-16
   soldstatus $100,000
4. 2000-05-12
   soldstatus $75,000
5. 1999-01-27
   soldstatus $75,900

ⓘ 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: $1,402 · $117/mo
• Projected year-2 tax: $1,918 · $160/mo
• Expected delta: +$516/yr (+$43/mo · 36.8%)

ⓘ 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 ≥101°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: −$8,682
• − Property taxes: −$1,402
• − Insurance: −$775
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$4,509
• Taxable income: $4,056
• Est. tax owed @ 24.0%: −$973
• After-tax cash flow: $5,364/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

+104.2% since first listed

6 events — show timeline

• 2026-05-20 Pending — IAR
• 2026-05-15 Contingent — IAR
• 2026-05-09 Listed $155,000 IAR
• 2021-12-16 Sold (Public Records) $100,000 Public Records
• 2000-05-12 Sold (Public Records) $75,000 Public Records
• 1999-01-27 Sold (Public Records) $75,900 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,402 · +0.9% YoY. Source: county tax records.