1100 18th Ave · Charles City, IA 50616

$114,500

4 bd · 2.0 ba · 1,535 sqft · SingleFamily public records · 48 Days on market

Built 1968 6,554 sqft lot $75/sqft · 9% below area Est $126k · 9% under

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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
• ARV discount +11.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

3-bedroom, 2-bath home in a great neighborhood close to the school and park. This home offers main-floor living, lower-level laundry, and a 2-stall detached garage. It does need some updating, but has great potential and features a durable metal roof.

Key facts

• Durable metal roof
• Main-floor living
• Lower-level laundry

Tags

• MAIN-FLOOR LIVING
• LOWER-LEVEL LAUNDRY
• DURABLE METAL ROOF

Property features AI

Exterior

• Parking: Has carport (2 spaces); Detached garage with garage door opener
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Zoned R-2
• Construction: Vinyl siding; 575 sq. ft. of below-grade finished area
• Exterior features: Metal roof; Concrete road/driveway; Sidewalks

Interior

• Bathrooms: One full bathroom; One three-quarter bathroom
• Interior features: Gas water heater; Partially finished concrete basement; Central air conditioning; Forced air heating (natural gas); No fireplace
• Laundry & utility: Laundry located on the lower level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $797 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $114k).
• Recommended offer: $111k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.6% vs local median 6.5% 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: 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: 70 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 $792 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($111k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $27k; list at $114k implies a 324% gain — meaningful room to come down on a strong offer.

Recommended offer $111,065 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.68% ✓
• Cap rate: 14.65%
• Cash-on-cash: 29.84%
• DSCR: 2.33
• GRM: 5.0

CMA / ARV

• ARV (median comp): $125,615
• List price: $114,500
• Delta: -8.85%
• Verdict: FAIR
• 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	0.13mi	3/1.5 (-1)	1,389 (-10%)	2mo	$120,000	$86	69
108 15th Ave	0.24mi	3/1.5 (-1)	1,456 (-5%)	8mo	$84,000	$58	66
315 16th Ave	0.29mi	3/1.5 (-1)	1,400 (-9%)	6mo	$136,000	$97	59
1104 21st Ave	0.22mi	3/2.0 (-1)	1,700 (+11%)	10mo	$176,000	$104	59
1802 Missouri Ave	0.19mi	3/2.0 (-1)	1,645 (+7%)	22mo	$150,000	$91	56
1312 Missouri Ave	0.14mi	3/1.0 (-1)	1,364 (-11%)	14mo	$141,500	$104	54
807 B Street St	0.64mi	3/2.0 (-1)	1,451 (-6%)	18mo	$32,000	$22	41
204 Spriggs St	0.55mi	3/1.0 (-1)	1,684 (+10%)	11mo	$82,000	$49	40

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: 24.4%
• Equity multiple: 2.00×
• Total profit: $32,207
• Equity at exit: $17,072

10-year hold

• IRR: 32.2%
• Equity multiple: 3.91×
• Total profit: $93,376
• Equity at exit: $9,900

Cash invested: $32,060 (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: 70
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,927 medium
• Mortgage (P&I): −$600
• Tax from tax record: −$77 /mo · $924/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $797

Break-even live

Break-even rent $918

Max offer price $114,500

Occupancy floor 54%

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: $28,625
• Closing costs: $3,435
• 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	43d	28	0.60mi

Listing history 17 events

1. 2026-06-18
   days on market $114,500 Active 48 DOM
2. 2026-06-17
   days on market $114,500 Active 47 DOM
3. 2026-06-16
   days on market $114,500 Active 46 DOM
4. 2026-06-15
   days on market $114,500 Active 45 DOM
5. 2026-06-13
   days on market $114,500 Active 43 DOM
6. 2026-06-12
   days on market $114,500 Active 42 DOM
7. 2026-06-09
   days on market $114,500 Active 39 DOM
8. 2026-06-08
   days on market $114,500 Active 38 DOM
9. 2026-06-07
   days on market $114,500 Active 37 DOM
10. 2026-06-07
    days on market $114,500 Active 36 DOM
11. 2026-06-04
    days on market $114,500 Active 33 DOM
12. 2026-06-02
    days on market $114,500 Active 32 DOM
13. 2026-06-01
    days on market $114,500 Active 31 DOM
14. 2026-05-31
    days on market $114,500 Active 30 DOM
15. 2026-05-31
    days on market $114,500 Active 29 DOM
16. 2026-05-01
    listed $114,500 Active 251-char remark
17. 1988-11-01
    soldstatus $27,000

ⓘ 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: $924 · $77/mo
• Projected year-2 tax: $1,361 · $113/mo
• Expected delta: +$437/yr (+$36/mo · 47.3%)

ⓘ 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: −$6,414
• − Property taxes: −$924
• − Insurance: −$572
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$3,331
• Taxable income: $8,183
• Est. tax owed @ 24.0%: −$1,964
• After-tax cash flow: $7,602/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

+324.1% since first listed

2 events — show timeline

• 2026-05-01 Listed $114,500 NEIRBR as distributed by MLS GRID
• 1988-11-01 Sold (Public Records) $27,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $924 · -10.5% YoY. Source: county tax records.