2075 Quail Ave · Charles City, IA 50616

$130,000

3 bd · 1.5 ba · 1,442 sqft · SingleFamily public records · 65 Days on market

Built 1966 0.41 ac lot $90/sqft · 10% below area Est $145k · 10% under

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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 +16.7/30.0
• ARV discount +12.1/15.0
• DSCR +5.2/10.0
• Schools +4.7/10.0
• 1% rule +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This country home is ready for your personal finishes! Situated on 0.41 acres just outside of town, the property offers a 3-bedroom home with a 1-car garage plus an attached storage/work space (23 ft x 16 ft) and 14 ft x 16 ft shed. A covered front porch welcomes you to the home and provides country views. The ranch-style home has a traditional floor plan featuring a living room that opens to the dining room and kitchen. Down the hall are a ¾ bath and 3 bedrooms. Laundry hookups are available in one of the bedrooms and in the basement. The full basement has ample space for hobbies and storage, including a rough-in bath and workroom. Offered in AS IS condition. This property is full of equity opportunities!

Key facts

• 0.41 acre lot
• Garage
• Built 1966

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $80 ($963/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (4.9% below list).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.

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.
• Market conditions: 70 active listings in the ZIP; 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 $899 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Recommended offer $122,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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. 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: 0.95% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.65%
• DSCR: 1.12
• GRM: 8.8

CMA / ARV

• ARV (median comp): $144,887
• List price: $130,000
• Delta: -10.28%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-15,936
• Equity at exit: $19,383

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-7,223
• Equity at exit: $11,240

Cash invested: $36,400 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,237 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$161 /mo · $1,930/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $80

Break-even live

Break-even rent $1,135

Max offer price $130,000

Occupancy floor 89%

Sensitivity live

Price	-10% $154	-5% $117	+0% $80	+5% $43	+10% $7
Rent	-10% $-17	-5% $31	+0% $80	+5% $129	+10% $178
Rate	-1.0pp $146	-0.5pp $113	base $80	+0.5pp $47	+1.0pp $12

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $130,000 Active 65 DOM
2. 2026-06-17
   days on market $130,000 Active 64 DOM
3. 2026-06-16
   days on market $130,000 Active 63 DOM
4. 2026-06-15
   days on market $130,000 Active 62 DOM
5. 2026-06-13
   days on market $130,000 Active 60 DOM
6. 2026-06-12
   days on market $130,000 Active 59 DOM
7. 2026-06-09
   days on market $130,000 Active 56 DOM
8. 2026-06-08
   days on market $130,000 Active 55 DOM
9. 2026-06-07
   days on market $130,000 Active 54 DOM
10. 2026-06-07
    days on market $130,000 Active 53 DOM
11. 2026-06-04
    days on market $130,000 Active 50 DOM
12. 2026-06-02
    days on market $130,000 Active 49 DOM
13. 2026-06-01
    days on market $130,000 Active 48 DOM
14. 2026-05-31
    days on market $130,000 Active 47 DOM
15. 2026-05-31
    days on market $130,000 Active 46 DOM
16. 2026-04-14
    listed $135,000 Active 722-char remark

    Show marketing remark (722 chars)

    This country home is ready for your personal finishes! Situated on 0.41 acres just outside of town, the property offers a 3-bedroom home with a 1-car garage plus an attached storage/work space (23 ft x 16 ft) and 14 ft x 16 ft shed. A covered front porch welcomes you to the home and provides country views. The ranch-style home has a traditional floor plan featuring a living room that opens to the dining room and kitchen. Down the hall are a ¾ bath and 3 bedrooms. Laundry hookups are available in one of the bedrooms and in the basement. The full basement has ample space for hobbies and storage, including a rough-in bath and workroom. Offered in AS IS condition. This property is full of equity opportunities!

ⓘ 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: $1,930 · $161/mo
• Projected year-2 tax: $1,986 · $165/mo
• Expected delta: +$56/yr (+$5/mo · 2.9%)

ⓘ 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 1/10 Low
• 🌡 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: $14,840
• − Mortgage interest: −$7,282
• − Property taxes: −$1,930
• − Insurance: −$650
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$3,782
• Taxable loss: −$1,178
• Est. tax savings @ 24.0%: +$283
• After-tax cash flow: $1,246/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

• 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

1 event — show timeline

• 2026-04-14 Listed $135,000 NEIRBR as distributed by MLS GRID

Property tax history

+5.3%/yr

Latest (2025): $1,930 · -0.6% YoY. Source: county tax records.