255 E Monroe St · Winthrop, IA 50682

$114,900

2 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 107 Days on market

Built 1953 0.26 ac lot $75/sqft · 33% below area Est $141k · 18% 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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• Appreciation +7.2/10.0
• Schools +5.3/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great home for a first time home buyer! This ranch style home features a remodeled bathroom with a stackable washer/dryer. Fresh Paint throughout. All new lower cabinets, new countertops and flooring in kitchen. Sewer line was completely replaced in 2024. Furnace new in 2025! Garage has been enclosed to feature a workshop/man cave. Home is situated on a 1/4 acre lot!

Key facts

• New lower cabinets
• Remodeled bathroom
• New flooring

Tags

• REMODELED BATHROOM
• STACKABLE WASHER DRYER
• NEW LOWER CABINETS
• NEW COUNTERTOPS
• NEW FLOORING
• SEWER LINE REPLACED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-11 ($-134/yr) — negative.
• To cash-flow at today's rent, offer at most $113k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (19.4% below list).
• Recommended offer: $93k (19.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#226 in IA, #4,299 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• East Buchanan Community School District (rural): math 59% / reading 63% proficiency, ranked #222 of 289 in IA (top 77%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 8 active listings in the ZIP; 19 units permitted in Buchanan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($794 loan paydown + $5k appreciation (4.3% local appreciation)).
• Buchanan County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.3% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 107 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $115k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,565 (19.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 10.3

CMA / ARV

• ARV (median comp): $140,660
• List price: $114,900
• Delta: -18.31%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
235 Easy St	0.17mi	2/2.0	1,508 (-2%)	21mo	$184,000	$122	67
464 4th St. St N	0.39mi	3/2.0 (+1)	1,400 (-9%)	14mo	$168,000	$120	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.8%
• Equity multiple: 1.67×
• Total profit: $21,472
• Equity at exit: $60,556

10-year hold

• IRR: 12.4%
• Equity multiple: 3.10×
• Total profit: $67,697
• Equity at exit: $100,926

Cash invested: $32,172 (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 50682

• Home prices YoY: 2.0%
• Active inventory: 8
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $926 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$92 /mo · $1,104/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$194
• Net cashflow: $-11

Break-even live

Break-even rent $940

Max offer price $112,929

Occupancy floor 96%

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $114,900 Active 107 DOM
2. 2026-06-17
   days on market $114,900 Active 106 DOM
3. 2026-06-16
   days on market $114,900 Active 105 DOM
4. 2026-06-15
   days on market $114,900 Active 104 DOM
5. 2026-06-13
   days on market $114,900 Active 102 DOM
6. 2026-06-12
   days on market $114,900 Active 101 DOM
7. 2026-06-09
   days on market $114,900 Active 98 DOM
8. 2026-06-08
   days on market $114,900 Active 97 DOM
9. 2026-06-07
   days on market $114,900 Active 96 DOM
10. 2026-06-07
    days on market $114,900 Active 95 DOM
11. 2026-06-04
    days on market $114,900 Active 92 DOM
12. 2026-06-02
    days on market $114,900 Active 91 DOM
13. 2026-06-01
    days on market $114,900 Active 90 DOM
14. 2026-05-31
    days on market $114,900 Active 89 DOM
15. 2026-05-31
    days on market $114,900 Active 88 DOM
16. 2026-04-30
    price $114,900 369-char remark

    Show marketing remark (369 chars)

    Great home for a first time home buyer! This ranch style home features a remodeled bathroom with a stackable washer/dryer. Fresh Paint throughout. All new lower cabinets, new countertops and flooring in kitchen. Sewer line was completely replaced in 2024. Furnace new in 2025! Garage has been enclosed to feature a workshop/man cave. Home is situated on a 1/4 acre lot!

17. 2026-03-03
    listed $124,900 Active 369-char remark

    Show marketing remark (369 chars)

    Great home for a first time home buyer! This ranch style home features a remodeled bathroom with a stackable washer/dryer. Fresh Paint throughout. All new lower cabinets, new countertops and flooring in kitchen. Sewer line was completely replaced in 2024. Furnace new in 2025! Garage has been enclosed to feature a workshop/man cave. Home is situated on a 1/4 acre lot!

18. 2023-11-13
    soldstatus $60,000
19. 2023-11-10
    soldstatus $60,000 Closed 225-char remark

    Show marketing remark (225 chars)

    Looking for a starter home? This 2 Bedroom 1 bath home could be the perfect fit. Featuring a large kitchen and living area. It has a separate man cave off to the side. It has a nice large backyard for kids and entertainment.

20. 2023-10-12
    status Pending 225-char remark

    Show marketing remark (225 chars)

    Looking for a starter home? This 2 Bedroom 1 bath home could be the perfect fit. Featuring a large kitchen and living area. It has a separate man cave off to the side. It has a nice large backyard for kids and entertainment.

21. 2023-10-06
    listed $61,500 Active 225-char remark

    Show marketing remark (225 chars)

    Looking for a starter home? This 2 Bedroom 1 bath home could be the perfect fit. Featuring a large kitchen and living area. It has a separate man cave off to the side. It has a nice large backyard for kids and entertainment.

ⓘ 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: $1,104 · $92/mo
• Projected year-2 tax: $1,454 · $121/mo
• Expected delta: +$350/yr (+$29/mo · 31.7%)

ⓘ 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 ≥101°F today · 15 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: $11,108
• − Mortgage interest: −$6,436
• − Property taxes: −$1,104
• − Insurance: −$574
• − Repairs & maintenance: −$889
• − Management: −$889
• − Depreciation: −$3,343
• Taxable loss: −$2,127
• Est. tax savings @ 24.0%: +$510
• After-tax cash flow: $376/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: East Buchanan Community School District
• NCES district ID: 1910110
• Math proficiency: 59% ▼ -2.00%
• Reading proficiency: 63% ▲ 3.00%
• Median HH income: $59,085
• Composite: 52.76/100
• National rank: #1545
• State rank: #222 of 289 in IA

Livability — Winthrop

• Score: 75/100
• State rank: #226
• US rank: #4299

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: Winthrop, IA
• Population (ZIP): 1,700

Population outlook (Buchanan County) Hauer SSP2

• Today (2025): 20,892 people
• By 2030: 20,578 · -1.5%
• By 2040: 19,906 · -4.7%
• By 2050: 19,024 · -8.9%
• By 2075: 16,289 · -22.0%
• By 2100: 12,561 · -39.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Portuguese 3% Serbian 1% Iranian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Buchanan

• 2024 margin: Strong R (+28.2) · D 35.1% · R 63.4% · Other 1.5%
• 2008→2024 swing: -46.7pp toward R · 2008: 18.5pp · 2024: -28.2pp
• All cycles: 2024: R+28.2 2020: R+20.9 2016: R+15.2 2012: D+13.9 2008: D+18.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.34%
• Current HPI: 215.5512
• 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

+86.8% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $114,900 NEIRBR as distributed by MLS GRID
• 2026-03-03 Listed $124,900 NEIRBR as distributed by MLS GRID
• 2023-11-13 Sold (Public Records) $60,000 Public Records
• 2023-11-10 Sold (MLS) $60,000 NEIRBR as distributed by MLS GRID
• 2023-10-12 Pending — NEIRBR as distributed by MLS GRID
• 2023-10-06 Listed $61,500 NEIRBR as distributed by MLS GRID

Property tax history

+5.9%/yr

Latest (2025): $1,104 · +3.8% YoY. Source: county tax records.