1009 Allison St St · Charles City, IA 50616

$84,900

2 bd · 1.5 ba · 720 sqft · SingleFamily public records · 80 Days on market

Built 1951 7,500 sqft lot $118/sqft · 18% above area Est $72k · 18% over

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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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +6.2/10.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly remodeled home featuring new LVP flooring, Updated paint, Bathroom, Roof, and garage siding. The large fenced-in backyardoffers plenty of space to relax or let the dog run. Tucked away in a quiet part of town. 24 hour notice before showing. Tenant in place and renting for 800 a month.

Key facts

• New lvp flooring
• Quiet part of town
• Remodeled home

Tags

• REMODELED HOME
• NEW LVP FLOORING
• LARGE FENCED-IN BACKYARD
• QUIET PART OF TOWN

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($954 rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 6.7% 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.
• Market conditions: 71 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $587 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.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $65k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1951 — 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: 1.12% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.92%
• DSCR: 1.40
• GRM: 7.4

CMA / ARV

• ARV (median comp): $71,773
• List price: $84,900
• Delta: 18.29%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
913 Beck St	0.09mi	2/1.0	720 (0%)	3mo	$70,500	$98	91
912 Allison St	0.06mi	2/1.0	696 (-3%)	19mo	$80,000	$115	74
603 Hildreth St	0.32mi	1/— (-1)	624 (-13%)	19mo	$77,000	$123	42
204 Brantingham St	0.59mi	2/1.0	800 (+11%)	15mo	$49,000	$61	40
414 S Iowa St	0.69mi	2/1.0	784 (+9%)	20mo	$45,000	$57	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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-2,499
• Equity at exit: $12,659

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $12,344
• Equity at exit: $7,341

Cash invested: $23,772 (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: 7.4×

Monthly cashflow live

• Estimated rent: $954 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$97 /mo · $1,160/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $177

Break-even live

Break-even rent $731

Max offer price $84,900

Occupancy floor 76%

Sensitivity live

Price	-10% $225	-5% $201	+0% $177	+5% $153	+10% $129
Rent	-10% $101	-5% $139	+0% $177	+5% $214	+10% $252
Rate	-1.0pp $219	-0.5pp $198	base $177	+0.5pp $155	+1.0pp $132

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
906 Gilbert St Unit 2 Charles City, IA	1.0	1.0	450	$775	$1.72	44d	1	0.71mi
1416 Gilbert St Unit 50 Charles City, IA	1.0	1.0	500	$1,000	$2.00	44d	1	1.23mi
1030 13th Ave Charles City, IA	1.0–3.0	1.0–2.0	926	$1,200	$1.29	44d	28	1.44mi

Listing history 10 events

1. 2026-03-07
   listed $84,900 Active 293-char remark

   Show marketing remark (293 chars)

   Freshly remodeled home featuring new LVP flooring, Updated paint, Bathroom, Roof, and garage siding. The large fenced-in backyardoffers plenty of space to relax or let the dog run. Tucked away in a quiet part of town. 24 hour notice before showing. Tenant in place and renting for 800 a month.

2. 2025-10-28
   price $89,900
3. 2025-10-15
   listed $94,900 Active
4. 2024-02-16
   soldstatus $65,000
5. 2024-02-15
   soldstatus $65,000 Closed
6. 2024-01-05
   status Pending
7. 2023-12-29
   listed $67,500 Active
8. 2007-03-28
   soldstatus $43,000
9. 2004-10-27
   soldstatus $44,000
10. 1989-07-21
    soldstatus $12,500

ⓘ 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: $1,160 · $97/mo
• Projected year-2 tax: $1,246 · $104/mo
• Expected delta: +$86/yr (+$7/mo · 7.5%)

ⓘ 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 ≥103°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: $11,452
• − Mortgage interest: −$4,756
• − Property taxes: −$1,160
• − Insurance: −$424
• − Repairs & maintenance: −$916
• − Management: −$916
• − Depreciation: −$2,470
• Taxable income: $809
• Est. tax owed @ 24.0%: −$194
• After-tax cash flow: $1,925/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

+579.2% since first listed

10 events — show timeline

• 2026-03-07 Listed $84,900 Greater Mason BOR
• 2025-10-28 Price Changed $89,900 Greater Mason BOR
• 2025-10-15 Listed $94,900 Greater Mason BOR
• 2024-02-16 Sold (Public Records) $65,000 Public Records
• 2024-02-15 Sold (MLS) $65,000 NEIRBR as distributed by MLS GRID
• 2024-01-05 Pending — NEIRBR as distributed by MLS GRID
• 2023-12-29 Listed $67,500 NEIRBR as distributed by MLS GRID
• 2007-03-28 Sold (Public Records) $43,000 Public Records
• 2004-10-27 Sold (Public Records) $44,000 Public Records
• 1989-07-21 Sold (Public Records) $12,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,160 · +19.3% YoY. Source: county tax records.