665 S Harrison St · Thompson, IA 50478

$108,500

3 bd · 1.5 ba · 1,176 sqft · SingleFamily public records · 28 Days on market

Built 1966 0.55 ac lot

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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 +19.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• DSCR +6.0/10.0
• 1% rule +4.9/10.0
• Schools +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3BR/2BA Ranch

Key facts

• 0.55 acre lot
• Garage
• Built 1966

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Lot approximately 0.55 acres (110 x 210)

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/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 $107k (1.4% below list).
• Recommended offer: $107k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#575 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, schools F.
• North Iowa Community School District (rural): math 56% / reading 60% proficiency, ranked #252 of 289 in IA (top 87%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 6 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($750 loan paydown + $3k appreciation (3.2% local appreciation)).
• Winnebago County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, 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 28 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,872 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.46%
• DSCR: 1.20
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $34,104
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
174 4th St	0.36mi	3/1.5	1,117 (-5%)	9mo	$32,000	$29	67
337 Cemetery Rd	0.27mi	2/1.0 (-1)	1,144 (-3%)	22mo	$79,000	$69	57
145 S Madison St	0.59mi	3/1.0	1,096 (-7%)	8mo	$12,800	$12	53
325 S Monroe St	0.44mi	2/1.0 (-1)	1,286 (+9%)	22mo	$15,000	$12	39
387 1st Ave W	0.62mi	3/2.0	1,016 (-14%)	17mo	$88,000	$87	32

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

Projected returns pro-forma

3.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.1%
• Equity multiple: 1.70×
• Total profit: $21,189
• Equity at exit: $49,768

10-year hold

• IRR: 14.1%
• Equity multiple: 3.11×
• Total profit: $64,241
• Equity at exit: $77,469

Cash invested: $30,380 (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 50478

• Home prices YoY: 4.0%
• Active inventory: 3
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,070 medium
• Mortgage (P&I): −$569
• Tax from tax record: −$118 /mo · $1,420/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $113

Break-even live

Break-even rent $927

Max offer price $108,500

Occupancy floor 84%

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: $27,125
• Closing costs: $3,255
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-17
   status $108,500 Pending 28 DOM
2. 2026-06-17
   days on market $108,500 Active Under Contract 28 DOM
3. 2026-06-16
   days on market $108,500 Active Under Contract 27 DOM
4. 2026-06-15
   days on market $108,500 Active Under Contract 26 DOM
5. 2026-06-13
   days on market $108,500 Active Under Contract 24 DOM
6. 2026-06-12
   days on market $108,500 Active Under Contract 23 DOM
7. 2026-06-09
   days on market $108,500 Active Under Contract 20 DOM
8. 2026-06-08
   days on market $108,500 Active Under Contract 19 DOM
9. 2026-06-07
   days on market $108,500 Active Under Contract 18 DOM
10. 2026-06-05
    days on market $108,500 Active Under Contract 16 DOM
11. 2026-06-04
    days on market $108,500 Active Under Contract 14 DOM
12. 2026-06-02
    days on market $108,500 Active Under Contract 13 DOM
13. 2026-06-01
    days on market $108,500 Active Under Contract 12 DOM
14. 2026-05-31
    days on market $108,500 Active Under Contract 11 DOM
15. 2026-05-31
    days on market $108,500 Active Under Contract 10 DOM
16. 2026-05-20
    listed Active Under Contract
17. 2026-05-16
    listed $108,500

ⓘ 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: $1,420 · $118/mo
• Projected year-2 tax: $1,562 · $130/mo
• Expected delta: +$142/yr (+$12/mo · 10.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°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: $12,842
• − Mortgage interest: −$6,078
• − Property taxes: −$1,420
• − Insurance: −$542
• − Repairs & maintenance: −$1,027
• − Management: −$1,027
• − Depreciation: −$3,156
• Taxable loss: −$409
• Est. tax savings @ 24.0%: +$98
• After-tax cash flow: $1,453/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: North Iowa Community School District
• NCES district ID: 1905750
• Math proficiency: 56% ▬ 0.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $48,123
• Composite: 49.23/100
• National rank: #2034
• State rank: #252 of 289 in IA

Livability — Thompson

• Score: 65/100
• State rank: #575
• US rank: #13076

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment D+ Housing A+ Health & safety C- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thompson, IA
• Population (ZIP): 689

Population outlook (Winnebago County) Hauer SSP2

• Today (2025): 10,099 people
• By 2030: 9,831 · -2.7%
• By 2040: 9,326 · -7.7%
• By 2050: 9,073 · -10.2%
• By 2075: 9,448 · -6.4%
• By 2100: 10,279 · +1.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 19% Two or more races 16% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 29% Iranian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Winnebago

• 2024 margin: Solid R (+30.7) · D 33.9% · R 64.6% · Other 1.5%
• 2008→2024 swing: -39.3pp toward R · 2008: 8.6pp · 2024: -30.7pp
• All cycles: 2024: R+30.7 2020: R+26.3 2016: R+26.5 2012: R+0.0 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.16%
• Current HPI: 81.3956
• 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

2 events — show timeline

• 2026-05-20 Listed — IAR
• 2026-05-16 Listed $108,500 IAR

Property tax history

+4.1%/yr

Latest (2025): $1,420 · +8.1% YoY. Source: county tax records.