1217 Park Ave · Chariton, IA 50049

$69,000

4 bd · 1.0 ba · 1,408 sqft · SingleFamily public records · 102 Days on market

Built 1900 0.35 ac lot $49/sqft · 60% below area ↓ 8% 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

Opportunity awaits at 1217 Park Ave in Chariton! This spacious two-story home offers 4 bedrooms, 2 bathrooms, and over 1,400 square feet of living space, giving buyers plenty of room to reimagine and restore. Situated on a large 0.35-acre lot, the property provides ample yard space for outdoor enjoyment, gardening, or future improvements. Inside, you’ll find a functional layout with generous room sizes and the potential to create a comfortable family home or a solid investment property. The home features forced air heating, central air, and city utilities, along with a detached garage and gravel parking area for convenience. This property is being sold AS-IS and is ideal for buyers ready to bring their vision and add value with updates and repairs. With the right improvements, this home has the potential to become a charming residence or profitable investment in the Chariton market. Bring your tools and imagination—this could be your next great project!

Key facts

• Gravel parking area
• Large lot
• Forced air heating

Tags

• LARGE LOT
• AMPLE YARD SPACE
• DETACHED GARAGE
• GRAVEL PARKING AREA
• FORCED AIR HEATING
• CENTRAL AIR

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $63k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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; 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 $477 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $43k; list at $69k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,790 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.90% ✓
• Cap rate: 15.23%
• Cash-on-cash: 31.90%
• DSCR: 2.42
• GRM: 4.4

CMA / ARV

• ARV (median comp): $173,390
• List price: $69,000
• Delta: -60.21%
• 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
1102 N 17th St	0.45mi	4/2.5	1,391 (-1%)	6mo	$315,000	$226	66
909 N 16th St	0.35mi	3/1.5 (-1)	1,312 (-7%)	8mo	$281,500	$215	58
1344 Braden Ave	0.47mi	3/2.0 (-1)	1,500 (+6%)	4mo	$170,000	$113	55
920 N Grand St	0.37mi	3/2.0 (-1)	1,341 (-5%)	15mo	$142,000	$106	54
1219 Braden Ave	0.42mi	3/1.0 (-1)	1,557 (+11%)	6mo	$175,000	$112	52
1019 Ilion Ave	0.30mi	3/2.0 (-1)	1,616 (+15%)	1mo	$200,000	$124	52
726 N 7th St	0.49mi	3/1.0 (-1)	1,289 (-8%)	11mo	$17,640	$14	49
716 Ilion Ave	0.48mi	3/2.0 (-1)	1,248 (-11%)	2mo	$125,500	$101	48
1201 N 18th St	0.58mi	3/2.0 (-1)	1,317 (-6%)	8mo	$293,550	$223	46
1118 Braden Ave	0.47mi	3/1.5 (-1)	1,196 (-15%)	8mo	$150,000	$125	39
500 Hy-vee Rd #9	0.68mi	3/2.0 (-1)	1,216 (-14%)	2mo	$35,000	$29	35
1302 Braden Ave	0.46mi	3/1.5 (-1)	1,196 (-15%)	15mo	$135,000	$113	34

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: 26.9%
• Equity multiple: 2.12×
• Total profit: $21,579
• Equity at exit: $10,288

10-year hold

• IRR: 34.5%
• Equity multiple: 4.16×
• Total profit: $61,107
• Equity at exit: $5,966

Cash invested: $19,320 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,311 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$132 /mo · $1,578/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $514

Break-even live

Break-even rent $661

Max offer price $69,000

Occupancy floor 56%

Sensitivity live

Price	-10% $553	-5% $533	+0% $514	+5% $494	+10% $475
Rent	-10% $410	-5% $462	+0% $514	+5% $565	+10% $617
Rate	-1.0pp $548	-0.5pp $531	base $514	+0.5pp $496	+1.0pp $478

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $69,000 Active 102 DOM
2. 2026-06-18
   days on market $69,000 Active 100 DOM
3. 2026-06-17
   days on market $69,000 Active 99 DOM
4. 2026-06-16
   days on market $69,000 Active 98 DOM
5. 2026-06-15
   days on market $69,000 Active 97 DOM
6. 2026-06-13
   days on market $69,000 Active 95 DOM
7. 2026-06-12
   days on market $69,000 Active 94 DOM
8. 2026-06-09
   days on market $69,000 Active 91 DOM
9. 2026-06-08
   days on market $69,000 Active 90 DOM
10. 2026-06-07
    days on market $69,000 Active 89 DOM
11. 2026-06-07
    days on market $69,000 Active 88 DOM
12. 2026-06-04
    days on market $69,000 Active 85 DOM
13. 2026-06-02
    days on market $69,000 Active 84 DOM
14. 2026-06-01
    days on market $69,000 Active 83 DOM
15. 2026-05-31
    days on market $69,000 Active 82 DOM
16. 2026-05-31
    days on market $69,000 Active 81 DOM
17. 2026-03-10
    listed $69,000 Active 979-char remark

    Show marketing remark (979 chars)

    Opportunity awaits at 1217 Park Ave in Chariton! This spacious two-story home offers 4 bedrooms, 2 bathrooms, and over 1,400 square feet of living space, giving buyers plenty of room to reimagine and restore. Situated on a large 0.35-acre lot, the property provides ample yard space for outdoor enjoyment, gardening, or future improvements. Inside, you’ll find a functional layout with generous room sizes and the potential to create a comfortable family home or a solid investment property. The home features forced air heating, central air, and city utilities, along with a detached garage and gravel parking area for convenience. This property is being sold AS-IS and is ideal for buyers ready to bring their vision and add value with updates and repairs. With the right improvements, this home has the potential to become a charming residence or profitable investment in the Chariton market. Bring your tools and imagination—this could be your next great project!

18. 2025-03-31
    soldstatus $43,000 Closed 150-char remark

    Show marketing remark (150 chars)

    Handyman Special! Being sold "AS-IS". Could be nice family home with some work. Items to remain: Kitchen range, dishwasher and refrigerator.

19. 2025-03-31
    soldstatus $43,000

    Show marketing remark (150 chars)

    Handyman Special! Being sold "AS-IS". Could be nice family home with some work. Items to remain: Kitchen range, dishwasher and refrigerator.

20. 2025-02-26
    status Pending 150-char remark

    Show marketing remark (150 chars)

    Handyman Special! Being sold "AS-IS". Could be nice family home with some work. Items to remain: Kitchen range, dishwasher and refrigerator.

21. 2025-01-17
    price $47,500 150-char remark

    Show marketing remark (150 chars)

    Handyman Special! Being sold "AS-IS". Could be nice family home with some work. Items to remain: Kitchen range, dishwasher and refrigerator.

22. 2024-12-13
    listed $55,000 Active 150-char remark

    Show marketing remark (150 chars)

    Handyman Special! Being sold "AS-IS". Could be nice family home with some work. Items to remain: Kitchen range, dishwasher and refrigerator.

23. 2024-08-05
    listed $75,000 Active

ⓘ 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: $1,578 · $132/mo
• Projected year-2 tax: $1,578 · $132/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 4/10 Moderate
• 🌡 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: $15,732
• − Mortgage interest: −$3,865
• − Property taxes: −$1,578
• − Insurance: −$345
• − Repairs & maintenance: −$1,259
• − Management: −$1,259
• − Depreciation: −$2,007
• Taxable income: $5,420
• Est. tax owed @ 24.0%: −$1,301
• After-tax cash flow: $4,863/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

-8.0% since first listed

7 events — show timeline

• 2026-03-10 Listed $69,000 IAR
• 2025-03-31 Sold (Public Records) $43,000 Public Records
• 2025-03-31 Sold (MLS) $43,000 IAR
• 2025-02-26 Pending — IAR
• 2025-01-17 Price Changed $47,500 IAR
• 2024-12-13 Listed $55,000 IAR
• 2024-08-05 Listed $75,000 IAR

Property tax history

+3.1%/yr

Latest (2025): $1,578 · +5.8% YoY. Source: county tax records.