525 Roland Ave · Chariton, IA 50049

$39,900

2 bd · 1.0 ba · 972 sqft · SingleFamily public records · 318 Days on market

Built 1900 Poor condition 8,276 sqft lot $41/sqft · 65% below area ↓ 18% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your next flip or reno to greatness, The name of the game is buy it cheap fix it up and sell it for a profit, right? Look no further than this 2 bed 1 bath home located in the heart of Chariton. Less than 1 block away from Yocom Park this property is AS IS and will sell fast so don't wait to get in there ASAP.

Key facts

• 8,276 sq ft lot
• Built 1900
• Listed 317 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 23.2% vs local median 4.2% in Chariton — 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 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: 100 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 $276 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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.
8. 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.
9. 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: 2.76% ✓
• Cap rate: 23.17%
• Cash-on-cash: 60.27%
• DSCR: 3.68
• GRM: 3.0

CMA / ARV

• ARV (median comp): $115,256
• List price: $39,900
• Delta: -65.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
702 Osage Ave	0.18mi	2/1.0	1,008 (+4%)	15mo	$175,000	$174	73
602 E Armory Ave	0.36mi	3/1.5 (+1)	988 (+2%)	2mo	$55,126	$56	72
837 8th St	0.52mi	2/1.0	936 (-4%)	8mo	$162,500	$174	63
901 N 5th St	0.47mi	2/1.5	936 (-4%)	9mo	$110,000	$118	62
316 S Main Street St	0.52mi	2/1.0	996 (+2%)	23mo	$62,500	$63	53
602 S 1st St	0.72mi	2/1.0	985 (+1%)	21mo	$51,000	$52	47
816 Armory Ave	0.44mi	2/1.5	840 (-14%)	16mo	$128,000	$152	41
901 Ilion Ave	0.65mi	3/2.0 (+1)	960 (-1%)	21mo	$159,900	$167	41
833 Main St N	0.60mi	2/1.0	832 (-14%)	10mo	$40,000	$48	40
215 S 12th St	0.61mi	2/1.0	833 (-14%)	10mo	$75,000	$90	39
1416 Court Ave	0.74mi	2/1.0	832 (-14%)	12mo	$110,000	$132	31

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: 59.1%
• Equity multiple: 3.62×
• Total profit: $29,310
• Equity at exit: $5,949

10-year hold

• IRR: 63.8%
• Equity multiple: 7.42×
• Total profit: $71,690
• Equity at exit: $3,450

Cash invested: $11,172 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 8 active · 8 under contract
• Months of supply: 9.6 mo (10%/mo absorbed)
• Median asking: $93,000 ($86/sqft)
• Median days on market: 62 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +37.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 50049

• Home prices YoY: -4.4%
• Active inventory: 100
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $561

Break-even live

Break-even rent $390

Max offer price $39,900

Occupancy floor 44%

Sensitivity live

Price	-10% $584	-5% $572	+0% $561	+5% $550	+10% $539
Rent	-10% $474	-5% $518	+0% $561	+5% $605	+10% $648
Rate	-1.0pp $581	-0.5pp $571	base $561	+0.5pp $551	+1.0pp $540

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: $9,975
• Closing costs: $1,197
• Club membership (one-time): —
• 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	93d	1	1.31mi

Listing history 50 events

1. 2026-08-08
   days on market $39,900 Active 318 DOM
2. 2026-08-07
   days on market $39,900 Active 317 DOM
3. 2026-08-06
   days on market $39,900 Active 316 DOM
4. 2026-08-05
   days on market $39,900 Active 315 DOM
5. 2026-08-04
   days on market $39,900 Active 314 DOM
6. 2026-08-03
   days on market $39,900 Active 313 DOM
7. 2026-07-31
   days on market $39,900 Active 310 DOM
8. 2026-07-30
   days on market $39,900 Active 309 DOM
9. 2026-07-29
   days on market $39,900 Active 308 DOM
10. 2026-07-27
    days on market $39,900 Active 306 DOM
11. 2026-07-25
    days on market $39,900 Active 304 DOM
12. 2026-07-24
    days on market $39,900 Active 303 DOM
13. 2026-07-23
    days on market $39,900 Active 302 DOM
14. 2026-07-22
    days on market $39,900 Active 301 DOM
15. 2026-07-21
    days on market $39,900 Active 300 DOM
16. 2026-07-18
    days on market $39,900 Active 297 DOM
17. 2026-07-16
    days on market $39,900 Active 295 DOM
18. 2026-07-15
    days on market $39,900 Active 294 DOM
19. 2026-07-14
    days on market $39,900 Active 293 DOM
20. 2026-07-13
    days on market $39,900 Active 292 DOM
21. 2026-07-12
    days on market $39,900 Active 291 DOM
22. 2026-07-12
    days on market $39,900 Active 290 DOM
23. 2026-07-10
    days on market $39,900 Active 289 DOM
24. 2026-07-09
    days on market $39,900 Active 288 DOM
25. 2026-07-09
    days on market $39,900 Active 287 DOM
26. 2026-07-07
    days on market $39,900 Active 286 DOM
27. 2026-07-06
    days on market $39,900 Active 285 DOM
28. 2026-07-05
    days on market $39,900 Active 284 DOM
29. 2026-07-04
    days on market $39,900 Active 283 DOM
30. 2026-07-03
    days on market $39,900 Active 282 DOM
31. 2026-07-02
    days on market $39,900 Active 281 DOM
32. 2026-07-01
    days on market $39,900 Active 280 DOM
33. 2026-06-30
    days on marketlisting id $39,900 Active 279 DOM
34. 2026-06-30
    days on marketlisting id $39,900 Active 1 DOM
35. 2026-06-30
    days on market $39,900 Active 279 DOM
36. 2026-06-29
    price $39,900 Active 278 DOM
37. 2026-06-29
    days on market $44,900 Active 278 DOM
38. 2026-06-28
    days on market $44,900 Active 277 DOM
39. 2026-06-27
    days on market $44,900 Active 276 DOM
40. 2026-06-26
    days on market $44,900 Active 274 DOM
41. 2026-06-22
    days on market $44,900 Active 271 DOM
42. 2026-06-21
    days on market $44,900 Active 270 DOM
43. 2026-06-21
    days on market $44,900 Active 269 DOM
44. 2026-06-18
    days on market $44,900 Active 267 DOM
45. 2026-06-17
    days on market $44,900 Active 266 DOM
46. 2026-06-16
    days on market $44,900 Active 265 DOM
47. 2026-06-15
    days on market $44,900 Active 264 DOM
48. 2026-06-13
    days on market $44,900 Active 262 DOM
49. 2026-06-12
    days on market $44,900 Active 261 DOM
50. 2026-06-09
    days on market $44,900 Active 258 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: $984 · $82/mo
• Projected year-2 tax: $984 · $82/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 6/10 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: −$2,235
• − Property taxes: −$984
• − Insurance: −$200
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$1,161
• Taxable income: $6,509
• Est. tax owed @ 24.0%: −$1,562
• After-tax cash flow: $5,172/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.

Condition & rehab AI · 9 photos

Poor 20/100 Extensive rehab Est. rehab $48,600–$87,480 screening

This property requires extensive renovations to bring it up to modern standards, significantly increasing its value for both resale and rental purposes.

Repairs flagged

• Major kitchen cabinets — dated and in poor condition
• Major bathroom fixtures — dated and in poor condition
• Major roof — visible wear on roof tiles
• Major exterior siding — overgrown landscaping and worn siding
• Major flooring — carpeted floors in poor condition
• Major interior walls/paint — paint peeling, visible damage
• Major HVAC unit — appears old and worn

Value-add opportunities

• Both kitchen renovation — modernizing the kitchen would increase both resale and rental value ↑
• Both bathroom renovation — modernizing the bathroom would increase both resale and rental value ↑
• Both roof replacement — replacing the roof would increase both resale and rental value ↑
• Both exterior siding and landscaping — improving the exterior would increase both resale and rental value ↑
• Both flooring replacement — replacing the flooring would increase both resale and rental value ↑
• Both paint and repairs — painting and repairing the interior would increase both resale and rental value ↑
• Both HVAC replacement — replacing the HVAC unit would increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 66/100

Zoned Schools

Elementary Columbus Elementary School Middle Chariton Middle School A- IA #148/246 Nat'l #1,110/14,009 High Chariton High School B IA #208/336 Nat'l #2,785/17,239

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

A Composite livability gradescore 80/100

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
• County: Lucas · 8,106 people
• Population (ZIP): 6,425
• Household income: $66,750
• Rent vs Own: 23.4% rent · 76.6% own
• Severe rent burden: 2% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in IA)

Industry	F500 HQs	Revenue
▸Financial Services	1	$16B
▸Retail / Convenience	1	$15B

Price history

-18.2% since first listed

5 events — show timeline

• 2026-02-03 Price Changed $44,900 IAR
• 2025-12-23 Relisted — IAR
• 2025-12-15 Pending — IAR
• 2025-11-25 Price Changed $49,900 IAR
• 2025-09-16 Listed $54,900 IAR

Property tax history

+21.3%/yr

Latest (2025): $984 · +6.5% YoY. Source: county tax records.