Real Estate Investing in Charles City, Iowa (50616)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 50616 (Charles City, IA)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- Elevated vacancy: 9.0% vacancy may signal weakening demand.
• Modeled rent — no observed market rent for this ZIP; the figure is estimated from HUD fair-market rent.
What’s happening in Charles City, IA (50616)?
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Market Analysis: 50616 Charles City
The 50616 ZIP in Charles City, IA is a local-operator market. Outside capital chasing a $150K entry has to pair deep knowledge with the discount.
On balance, the numbers look inviting — $150K purchase price, 0.0% nominal cap — the work to hit that pro forma in 50616 is substantial and deserves full respect.
In the broader IA picture, 50616 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
A sturdy renter share of 27% in 50616 is not, on its own, a problem — but paired with below-average income and high mobility, it changes the operating playbook.
Strategy in 50616 is an operator game, not a passive one. Turning to rents, entry prices of $150K are inviting, the management lift is real and non-optional.
Here's what matters if you're considering buying a home in Charles City:
Property Strategy for 50616
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 1BR | $51,904 | $700 | 9.7% | +2.7% | $51,904 |
| 2BR | $90,618 | $920 | 7.3% | +4.9% | $45,309 |
| 3BR | $139,360 | $1,190 | 6.1% | +4.6% | $46,453 |
| 4BR | $199,582 | $1,220 | 4.4% | +5.6% | $49,896 |
| 5BR | $290,354 | — | — | — | $58,071 |
Market Trends
Home Value History (with trend line)
📊 How Does 50616 Compare?
| Metric | 50616 | Charles City | Iowa |
|---|---|---|---|
| Home Value | $149,965 | $149,965 | $227,232 |
| 5-Year CAGR | 5.0% | 5.0% | 6.0% |
| Avg Rent | $828 | $828 | - |
| Cap Rate | 4.3% | 4.3% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 50616 (Charles City, IA). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $149,965 |
| Monthly Rent | $828 |
| Price-to-Rent | 15.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.6% |
| Cap Rate | 4.3% |
| 5-Year IRR | 9.3% |
📈 Home Appreciation
| 1-Year | +10.7% ▲ |
| 3-Year CAGR | +4.6% ▲ |
| 5-Year CAGR | +5.0% ▲ |
| 10-Year CAGR | +4.6% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.3%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 50616
Population: 9,419
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 50616
Schools in This ZIP Code
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
Frequently Asked Questions
Is housing expensive in Charles City, IA?
Charles City, IA median home values land near $150K. That is reasonable territory for investors looking at $828/mo-per-month rentals.
How qualified is the tenant pool in Charles City, IA?
The tenant pool in Charles City, IA is solid, supported by local employment and population fundamentals. Rents of $828/mo are well-absorbed by the market.
Does house hacking work in Charles City, IA?
House hacking works a challenging in Charles City, IA. Rents of $828/mo against $150K acquisition make the strategy solid for owner-occupants.
What is the average monthly rent in Charles City, IA?
Expect rents around $828/mo per month in Charles City, IA. With home values at $150K, the yield math works out to reasonable levels for rental investors.
How strict are landlord regulations in Charles City, IA?
Charles City, IA operates under IA law, which is landlord-friendly overall for landlords. Expect consistent treatment in typical lease and eviction cases.
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