309 Danbury Dr Dr · Charles City, IA 50616

$128,400

4 bd · 2.0 ba · 1,706 sqft · SingleFamily public records · 169 Days on market

Built 1959 8,375 sqft lot Est $142k · 9% 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 +22.5/30.0
• ARV discount +11.7/15.0
• DSCR +7.2/10.0
• 1% rule +5.6/10.0
• 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 MLS

Ranch style home located on the South side of Charles City across from the Parkside Development. This 3 bedroom and 1.75 bathroom home has plenty of room for all your needs. Main floor offers a spacious living room and dining area, a nice sized kitchen with ample storage with appliances included, 2 bedrooms on the main floor with the possibility of a 3rd bedroom which is currently being used as a laundry room. Downstairs you will find a conforming bedroom with an egress window, a large family room, 2 extra bonus rooms, and a . 75 bathroom. Outside has a nice fenced in back yard, storage shed, and a 16' x 22' garage. Call today to see all this home has to offer!

Key facts

• Ranch style home
• Storage shed
• Fenced in back yard

Tags

• RANCH STYLE HOME
• SPACIOUS LIVING ROOM
• NICE SIZED KITCHEN
• AMPLE STORAGE
• FENCED IN BACK YARD
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $113k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 6.7% in Charles City — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 71 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 $888 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 169 days — a 12% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $98k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 169 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 1959 — 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: 1.06% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.19%
• DSCR: 1.32
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $141,598
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Danbury Dr Dr	0.00mi	3/2.0 (-1)	1,706 (0%)	0mo	$125,000	$73	95
108 Rob Roy Ln Ln	0.31mi	3/2.0 (-1)	1,752 (+3%)	7mo	$139,500	$80	70
600 S Iowa St	0.37mi	4/2.0	1,825 (+7%)	4mo	$187,000	$102	68
709 S Johnson St St	0.28mi	3/2.0 (-1)	1,834 (+8%)	7mo	$140,000	$76	64
905 10th St. St	0.09mi	5/3.0 (+1)	1,957 (+15%)	1mo	$210,000	$107	62
1104 Grove Street St	0.56mi	3/2.0 (-1)	1,701 (-0%)	12mo	$52,000	$31	58
206 S Jackson St	0.61mi	4/3.0	1,700 (-0%)	12mo	$299,900	$176	57
903 S Johnson St	0.18mi	3/1.0 (-1)	1,536 (-10%)	11mo	$107,500	$70	56
200 9th St	0.63mi	4/3.0	1,753 (+3%)	7mo	$145,000	$83	56
1007 Cedar St	0.35mi	3/1.5 (-1)	1,508 (-12%)	8mo	$129,000	$86	51
1003 Cedar St	0.36mi	3/1.5 (-1)	1,899 (+11%)	10mo	$128,500	$68	49
600 Freeman St	0.64mi	3/2.0 (-1)	1,540 (-10%)	8mo	$142,500	$93	43

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-7,093
• Equity at exit: $19,145

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $11,488
• Equity at exit: $11,102

Cash invested: $35,952 (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: 71
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,358 medium
• Mortgage (P&I): −$673
• Tax from tax record: −$130 /mo · $1,564/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $215

Break-even live

Break-even rent $1,085

Max offer price $128,400

Occupancy floor 79%

Sensitivity live

Price	-10% $288	-5% $252	+0% $215	+5% $179	+10% $143
Rent	-10% $108	-5% $162	+0% $215	+5% $269	+10% $323
Rate	-1.0pp $280	-0.5pp $248	base $215	+0.5pp $182	+1.0pp $148

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: $32,100
• Closing costs: $3,852
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-18
   status Pending 669-char remark

   Show marketing remark (669 chars)

   Ranch style home located on the South side of Charles City across from the Parkside Development. This 3 bedroom and 1.75 bathroom home has plenty of room for all your needs. Main floor offers a spacious living room and dining area, a nice sized kitchen with ample storage with appliances included, 2 bedrooms on the main floor with the possibility of a 3rd bedroom which is currently being used as a laundry room. Downstairs you will find a conforming bedroom with an egress window, a large family room, 2 extra bonus rooms, and a . 75 bathroom. Outside has a nice fenced in back yard, storage shed, and a 16' x 22' garage. Call today to see all this home has to offer!

2. 2026-04-09
   historical Active Under Contract 669-char remark

   Show marketing remark (669 chars)

   Ranch style home located on the South side of Charles City across from the Parkside Development. This 3 bedroom and 1.75 bathroom home has plenty of room for all your needs. Main floor offers a spacious living room and dining area, a nice sized kitchen with ample storage with appliances included, 2 bedrooms on the main floor with the possibility of a 3rd bedroom which is currently being used as a laundry room. Downstairs you will find a conforming bedroom with an egress window, a large family room, 2 extra bonus rooms, and a . 75 bathroom. Outside has a nice fenced in back yard, storage shed, and a 16' x 22' garage. Call today to see all this home has to offer!

3. 2026-04-09
   status Pending

   Show marketing remark (669 chars)

   Ranch style home located on the South side of Charles City across from the Parkside Development. This 3 bedroom and 1.75 bathroom home has plenty of room for all your needs. Main floor offers a spacious living room and dining area, a nice sized kitchen with ample storage with appliances included, 2 bedrooms on the main floor with the possibility of a 3rd bedroom which is currently being used as a laundry room. Downstairs you will find a conforming bedroom with an egress window, a large family room, 2 extra bonus rooms, and a . 75 bathroom. Outside has a nice fenced in back yard, storage shed, and a 16' x 22' garage. Call today to see all this home has to offer!

4. 2026-02-27
   price $128,400

   Show marketing remark (669 chars)

   Ranch style home located on the South side of Charles City across from the Parkside Development. This 3 bedroom and 1.75 bathroom home has plenty of room for all your needs. Main floor offers a spacious living room and dining area, a nice sized kitchen with ample storage with appliances included, 2 bedrooms on the main floor with the possibility of a 3rd bedroom which is currently being used as a laundry room. Downstairs you will find a conforming bedroom with an egress window, a large family room, 2 extra bonus rooms, and a . 75 bathroom. Outside has a nice fenced in back yard, storage shed, and a 16' x 22' garage. Call today to see all this home has to offer!

5. 2026-02-27
   price $128,400 669-char remark

   Show marketing remark (669 chars)

   Ranch style home located on the South side of Charles City across from the Parkside Development. This 3 bedroom and 1.75 bathroom home has plenty of room for all your needs. Main floor offers a spacious living room and dining area, a nice sized kitchen with ample storage with appliances included, 2 bedrooms on the main floor with the possibility of a 3rd bedroom which is currently being used as a laundry room. Downstairs you will find a conforming bedroom with an egress window, a large family room, 2 extra bonus rooms, and a . 75 bathroom. Outside has a nice fenced in back yard, storage shed, and a 16' x 22' garage. Call today to see all this home has to offer!

6. 2025-11-13
   price $129,900 669-char remark

   Show marketing remark (669 chars)

   Ranch style home located on the South side of Charles City across from the Parkside Development. This 3 bedroom and 1.75 bathroom home has plenty of room for all your needs. Main floor offers a spacious living room and dining area, a nice sized kitchen with ample storage with appliances included, 2 bedrooms on the main floor with the possibility of a 3rd bedroom which is currently being used as a laundry room. Downstairs you will find a conforming bedroom with an egress window, a large family room, 2 extra bonus rooms, and a . 75 bathroom. Outside has a nice fenced in back yard, storage shed, and a 16' x 22' garage. Call today to see all this home has to offer!

7. 2025-11-13
   price $129,900

   Show marketing remark (669 chars)

   Ranch style home located on the South side of Charles City across from the Parkside Development. This 3 bedroom and 1.75 bathroom home has plenty of room for all your needs. Main floor offers a spacious living room and dining area, a nice sized kitchen with ample storage with appliances included, 2 bedrooms on the main floor with the possibility of a 3rd bedroom which is currently being used as a laundry room. Downstairs you will find a conforming bedroom with an egress window, a large family room, 2 extra bonus rooms, and a . 75 bathroom. Outside has a nice fenced in back yard, storage shed, and a 16' x 22' garage. Call today to see all this home has to offer!

8. 2025-10-22
   listed $132,500 Active

   Show marketing remark (669 chars)

   Ranch style home located on the South side of Charles City across from the Parkside Development. This 3 bedroom and 1.75 bathroom home has plenty of room for all your needs. Main floor offers a spacious living room and dining area, a nice sized kitchen with ample storage with appliances included, 2 bedrooms on the main floor with the possibility of a 3rd bedroom which is currently being used as a laundry room. Downstairs you will find a conforming bedroom with an egress window, a large family room, 2 extra bonus rooms, and a . 75 bathroom. Outside has a nice fenced in back yard, storage shed, and a 16' x 22' garage. Call today to see all this home has to offer!

9. 2025-10-22
   listed $132,500 Active 669-char remark

   Show marketing remark (669 chars)

   Ranch style home located on the South side of Charles City across from the Parkside Development. This 3 bedroom and 1.75 bathroom home has plenty of room for all your needs. Main floor offers a spacious living room and dining area, a nice sized kitchen with ample storage with appliances included, 2 bedrooms on the main floor with the possibility of a 3rd bedroom which is currently being used as a laundry room. Downstairs you will find a conforming bedroom with an egress window, a large family room, 2 extra bonus rooms, and a . 75 bathroom. Outside has a nice fenced in back yard, storage shed, and a 16' x 22' garage. Call today to see all this home has to offer!

10. 2023-01-19
    soldstatus $97,500
11. 2015-06-15
    soldstatus $72,000
12. 2015-06-12
    soldstatus $72,000 895-char remark

    Show marketing remark (895 chars)

    Well located on Charles City's south side of town! This ranch style home has 4 bedrooms, 3 on the main and 1 in the lower level, 1.75 baths and 1,056 main level sq ft. Generous open and spacious living/dining area and nice sized kitchen with ample cabinetry. The 3rd bedroom on the main level has been converted to a laundry room. There is a full basement, partially finished, with a lower level with family room, an office and den area and plenty of room for storage. Total finished area in this home is 1,706 sq ft. Home improvements include vinyl siding and replacement windows, high efficiency furnace installed in 2014 and newer water heater. Nice sized residential lot with a detached 16' x 22' single stall garage, backyard storage shed and plenty of room for your outdoor activities. Enjoy comfortable living in a quiet neighborhood by calling today for your private tour! Don't wait!!

13. 2015-03-12
    listed $79,000 895-char remark

    Show marketing remark (895 chars)

    Well located on Charles City's south side of town! This ranch style home has 4 bedrooms, 3 on the main and 1 in the lower level, 1.75 baths and 1,056 main level sq ft. Generous open and spacious living/dining area and nice sized kitchen with ample cabinetry. The 3rd bedroom on the main level has been converted to a laundry room. There is a full basement, partially finished, with a lower level with family room, an office and den area and plenty of room for storage. Total finished area in this home is 1,706 sq ft. Home improvements include vinyl siding and replacement windows, high efficiency furnace installed in 2014 and newer water heater. Nice sized residential lot with a detached 16' x 22' single stall garage, backyard storage shed and plenty of room for your outdoor activities. Enjoy comfortable living in a quiet neighborhood by calling today for your private tour! Don't wait!!

14. 1987-05-29
    soldstatus $45,500

ⓘ 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: $1,564 · $130/mo
• Projected year-2 tax: $1,790 · $149/mo
• Expected delta: +$226/yr (+$19/mo · 14.4%)

ⓘ 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: $16,291
• − Mortgage interest: −$7,192
• − Property taxes: −$1,564
• − Insurance: −$642
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$3,735
• Taxable income: $550
• Est. tax owed @ 24.0%: −$132
• After-tax cash flow: $2,451/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

+182.2% since first listed

14 events — show timeline

• 2026-05-18 Pending — Greater Mason BOR
• 2026-04-09 Contingent — Greater Mason BOR
• 2026-04-09 Pending — NEIRBR as distributed by MLS GRID
• 2026-02-27 Price Changed $128,400 NEIRBR as distributed by MLS GRID
• 2026-02-27 Price Changed $128,400 Greater Mason BOR
• 2025-11-13 Price Changed $129,900 Greater Mason BOR
• 2025-11-13 Price Changed $129,900 NEIRBR as distributed by MLS GRID
• 2025-10-22 Listed $132,500 NEIRBR as distributed by MLS GRID
• 2025-10-22 Listed $132,500 Greater Mason BOR
• 2023-01-19 Sold (Public Records) $97,500 Public Records
• 2015-06-15 Sold (Public Records) $72,000 Public Records
• 2015-06-12 Sold (MLS) $72,000 NEIRBR as distributed by MLS GRID
• 2015-03-12 Listed $79,000 NEIRBR as distributed by MLS GRID
• 1987-05-29 Sold (Public Records) $45,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,564 · +0.5% YoY. Source: county tax records.