525 Roland Ave · Chariton, IA 50049

$44,900

2 bd · 1.0 ba · 972 sqft · SingleFamily public records · 269 Days on market

Built 1900 8,276 sqft lot $46/sqft · 60% 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 +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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 269 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.5% vs local median 4.6% 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.
• 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 $310 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (18%) 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 $39,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 269 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.45% ✓
• Cap rate: 20.53%
• Cash-on-cash: 50.86%
• DSCR: 3.26
• GRM: 3.4

CMA / ARV

• ARV (median comp): $112,056
• List price: $44,900
• Delta: -59.93%
• 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
702 Osage Ave	0.18mi	2/1.0	1,008 (+4%)	14mo	$175,000	$174	74
602 E Armory Ave	0.36mi	3/1.5 (+1)	988 (+2%)	0mo	$55,126	$56	73
837 8th St	0.52mi	2/1.0	936 (-4%)	6mo	$162,500	$174	64
901 N 5th St	0.47mi	2/1.5	936 (-4%)	7mo	$110,000	$118	64
316 S Main Street St	0.52mi	2/1.0	996 (+2%)	21mo	$62,500	$63	54
1125 Orchard Ave	0.56mi	2/1.0	1,002 (+3%)	23mo	$112,900	$113	50
602 S 1st St	0.72mi	2/1.0	985 (+1%)	19mo	$51,000	$52	48
816 Armory Ave	0.44mi	2/1.5	840 (-14%)	15mo	$128,000	$152	42
901 Ilion Ave	0.65mi	3/2.0 (+1)	960 (-1%)	19mo	$159,900	$167	42
833 Main St N	0.60mi	2/1.0	832 (-14%)	8mo	$40,000	$48	41
215 S 12th St	0.61mi	2/1.0	833 (-14%)	9mo	$75,000	$90	40
1416 Court Ave	0.74mi	2/1.0	832 (-14%)	11mo	$110,000	$132	32

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: 48.7%
• Equity multiple: 3.12×
• Total profit: $26,693
• Equity at exit: $6,695

10-year hold

• IRR: 54.3%
• Equity multiple: 6.34×
• Total profit: $67,074
• Equity at exit: $3,882

Cash invested: $12,572 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$235
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $533

Break-even live

Break-even rent $426

Max offer price $44,900

Occupancy floor 47%

Sensitivity live

Price	-10% $558	-5% $546	+0% $533	+5% $520	+10% $507
Rent	-10% $446	-5% $489	+0% $533	+5% $576	+10% $620
Rate	-1.0pp $555	-0.5pp $544	base $533	+0.5pp $521	+1.0pp $509

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: $11,225
• Closing costs: $1,347
• 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	44d	1	1.31mi

Listing history 21 events

1. 2026-06-21
   days on market $44,900 Active 269 DOM
2. 2026-06-18
   days on market $44,900 Active 267 DOM
3. 2026-06-17
   days on market $44,900 Active 266 DOM
4. 2026-06-16
   days on market $44,900 Active 265 DOM
5. 2026-06-15
   days on market $44,900 Active 264 DOM
6. 2026-06-13
   days on market $44,900 Active 262 DOM
7. 2026-06-12
   days on market $44,900 Active 261 DOM
8. 2026-06-09
   days on market $44,900 Active 258 DOM
9. 2026-06-08
   days on market $44,900 Active 257 DOM
10. 2026-06-07
    days on market $44,900 Active 256 DOM
11. 2026-06-07
    days on market $44,900 Active 255 DOM
12. 2026-06-04
    days on market $44,900 Active 252 DOM
13. 2026-06-02
    days on market $44,900 Active 251 DOM
14. 2026-06-01
    days on market $44,900 Active 250 DOM
15. 2026-05-31
    days on market $44,900 Active 249 DOM
16. 2026-05-31
    days on market $44,900 Active 248 DOM
17. 2026-02-03
    price $44,900 322-char remark

    Show marketing remark (322 chars)

    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.

18. 2025-12-23
    status Active 322-char remark

    Show marketing remark (322 chars)

    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.

19. 2025-12-15
    status Pending 322-char remark

    Show marketing remark (322 chars)

    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.

20. 2025-11-25
    price $49,900 322-char remark

    Show marketing remark (322 chars)

    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.

21. 2025-09-16
    listed $54,900 Active 322-char remark

    Show marketing remark (322 chars)

    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.

ⓘ 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: −$2,515
• − Property taxes: −$984
• − Insurance: −$224
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$1,306
• Taxable income: $6,058
• Est. tax owed @ 24.0%: −$1,454
• After-tax cash flow: $4,940/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

-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.