512 Madison St · Floyd, IA 50435

$15,000

2 bd · 1.0 ba · 1,125 sqft · SingleFamily public records · 2 Days on market

Built 1920 8,712 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Whether you're looking for your next renovation project, rental investment, or an affordable place to call home, this property provides a great opportunity. This two-bedroom, one-bath home sits on a 66' x 132' corner lot surrounded by mature shade trees. This property offers plenty of potential for the right buyer. The spacious lot offers room for outdoor enjoyment, gardening and future improvements. Bring your vision and creativity to restore this home and make it shine once again. Home is being sold “AS IS”.

Key facts

• Gardening
• Outdoor enjoyment
• Mature shade trees

Tags

• CORNER LOT
• MATURE SHADE TREES
• OUTDOOR ENJOYMENT
• GARDENING

Property features AI

Finance

• HOA & community: Sidewalks

Exterior

• Parking: Detached carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; 2 stories
• Construction: Cedar construction; Shingle roof; Has basement
• Exterior features: Patio; Corner, level lot; Concrete road frontage

Interior

• Kitchen: Refrigerator; Gas water heater
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating; Gravity heating; Ceiling fan cooling
• Interior features: Ceiling fans; Crown molding; Partially finished basement
• Laundry & utility: Laundry in kitchen; Electric dryer hookup; Main level laundry; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $686 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $15k).

Location & tenants

• Location reads 64/100 on livability (#627 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities 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: 2 active listings in the ZIP; 38 units permitted in Floyd County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $827 of equity ($104 loan paydown + $723 appreciation (4.8% local appreciation)).
• Floyd County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $15,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 6.81% ✓
• Cap rate: 61.14%
• Cash-on-cash: 195.88%
• DSCR: 9.72
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $137,250
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 2nd Ave Ave	0.18mi	3/1.0 (+1)	1,008 (-10%)	10mo	$122,600	$122	61
510 Liberty St	0.22mi	2/1.0	960 (-15%)	18mo	$96,400	$100	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.82% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 12.19×
• Total profit: $46,996
• Equity at exit: $8,337

10-year hold

• IRR: —
• Equity multiple: 25.87×
• Total profit: $104,443
• Equity at exit: $14,256

Cash invested: $4,200 (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 50435

• Home prices YoY: 3.1%
• Active inventory: 2
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,021 medium
• Mortgage (P&I): −$79
• Tax from tax record: −$36 /mo · $434/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $686

Break-even live

Break-even rent $153

Max offer price $15,000

Occupancy floor 28%

Sensitivity live

Price	-10% $694	-5% $690	+0% $686	+5% $681	+10% $677
Rent	-10% $605	-5% $645	+0% $686	+5% $726	+10% $766
Rate	-1.0pp $693	-0.5pp $689	base $686	+0.5pp $682	+1.0pp $678

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-12
   statusdays on market $15,000 Pending 2 DOM
2. 2026-06-09
   remarks 515-char remark
3. 2026-06-09
   listed $15,000 Active 1 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: $434 · $36/mo
• Projected year-2 tax: $434 · $36/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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥102°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: $12,253
• − Mortgage interest: −$840
• − Property taxes: −$434
• − Insurance: −$75
• − Repairs & maintenance: −$980
• − Management: −$980
• − Depreciation: −$436
• Taxable income: $8,507
• Est. tax owed @ 24.0%: −$2,042
• After-tax cash flow: $6,185/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 — Floyd

• Score: 64/100
• State rank: #627
• US rank: #14551

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Floyd, IA
• Population (ZIP): 764

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 (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Portuguese 5% Slovak 4% Romanian 2%

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: ▲ 4.82%
• Current HPI: 157.7925
• 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

1 event — show timeline

• 2026-06-08 Listed $15,000 NEIRBR as distributed by MLS GRID

Property tax history

+2.0%/yr

Latest (2025): $434 · +59.6% YoY. Source: county tax records.