300 E Monroe St · Jefferson, IA 50129

$117,000

3 bd · 2.0 ba · 1,602 sqft · SingleFamily public records · 53 Days on market

Built 1915 $73/sqft · 26% below area Est $158k · 26% 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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Schools +5.3/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This classic 1 ½ story home has 3 bedrooms, 2 baths, and is set on a spacious double lot. Built in 1915, it offers generous space inside and out, ample storage, and a great opportunity to update and make it your own. The open front porch welcomes to the foyer which features an open staircase, along with a comfortable living room, dining room, and kitchen. You’ll also find a main-floor bedroom, ¾ bath, and a convenient laundry room with a walk-in closet/pantry. All appliances currently in the home, window treatments and the dining room China hutch will remain. Upstairs offers two generously sized bedrooms, each with two closets, and the full bath is complete with a class

Key facts

• Laundry room
• Open front porch
• Walk in closet

Tags

• OPEN FRONT PORCH
• MAIN FLOOR BEDROOM
• LAUNDRY ROOM
• WALK IN CLOSET
• ESTABLISHED GARDEN AREA
• THRIVING ASPARAGUS PATCHES

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water service; Public sewer service
• Home design: Single family residence; One and one half stories
• Construction: Wood siding
• Exterior features: Public water; Public sewer; Lot dimensions approximately 66 x 132 and 74 x 132

Interior

• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $117k).
• Recommended offer: $113k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 3.8% in Jefferson — 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 79/100 on livability (#115 in IA, #2,186 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: employment C-, amenities F, commute F.
• Greene County Community School District (town): math 58% / reading 67% proficiency, ranked #223 of 289 in IA (top 77%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 56 active listings in the ZIP; 15 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $809 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Greene County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $72k; list at $117k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,490 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.01% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.11%
• DSCR: 1.18
• GRM: 8.2

CMA / ARV

• ARV (median comp): $157,553
• List price: $117,000
• Delta: -25.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 N Cedar St	0.24mi	3/2.0	1,764 (+10%)	10mo	$120,400	$68	64
303 S Pinet St	0.48mi	3/2.0	1,496 (-7%)	7mo	$165,000	$110	61
206 W Russell St	0.46mi	4/2.0 (+1)	1,575 (-2%)	12mo	$230,000	$146	60
206 E Clark St	0.49mi	3/2.0	1,462 (-9%)	4mo	$145,000	$99	59
705 S Vine St	0.47mi	3/2.0	1,456 (-9%)	5mo	$145,000	$100	59
1109 Mcduffie Dr	0.74mi	3/1.5	1,549 (-3%)	4mo	$260,000	$168	55
716 S Locust St	0.54mi	2/2.0 (-1)	1,655 (+3%)	11mo	$164,000	$99	55
712 S Oak St	0.50mi	2/1.0 (-1)	1,664 (+4%)	12mo	$110,000	$66	52
607 W State St	0.56mi	3/1.5	1,429 (-11%)	6mo	$92,000	$64	49
704 W South St	0.62mi	4/2.0 (+1)	1,438 (-10%)	6mo	$146,000	$102	44
504 N Vine St	0.49mi	4/3.0 (+1)	1,363 (-15%)	4mo	$287,000	$211	40
106 Sunset Pl	0.74mi	2/2.5 (-1)	1,380 (-14%)	7mo	$210,000	$152	30

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-11,784
• Equity at exit: $17,445

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-947
• Equity at exit: $10,116

Cash invested: $32,760 (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 50129

• Home prices YoY: -4.1%
• Active inventory: 56
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,184 medium
• Mortgage (P&I): −$614
• Tax from tax record: −$161 /mo · $1,928/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $112

Break-even live

Break-even rent $1,042

Max offer price $117,000

Occupancy floor 86%

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-16
   status $117,000 Pending 53 DOM
2. 2026-06-15
   days on market $117,000 Active 53 DOM
3. 2026-06-13
   days on market $117,000 Active 51 DOM
4. 2026-06-12
   days on market $117,000 Active 50 DOM
5. 2026-06-09
   days on market $117,000 Active 47 DOM
6. 2026-06-08
   days on market $117,000 Active 46 DOM
7. 2026-06-07
   days on market $117,000 Active 45 DOM
8. 2026-06-07
   days on market $117,000 Active 44 DOM
9. 2026-06-04
   days on market $117,000 Active 41 DOM
10. 2026-06-02
    days on market $117,000 Active 40 DOM
11. 2026-06-01
    days on market $117,000 Active 39 DOM
12. 2026-05-31
    days on market $117,000 Active 38 DOM
13. 2026-05-31
    days on market $117,000 Active 37 DOM
14. 2026-04-23
    listed $117,000 Active 1380-char remark
15. 2006-10-27
    soldstatus $71,500

ⓘ 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: $1,928 · $161/mo
• Projected year-2 tax: $1,928 · $161/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥104°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: $14,206
• − Mortgage interest: −$6,554
• − Property taxes: −$1,928
• − Insurance: −$585
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$3,404
• Taxable loss: −$538
• Est. tax savings @ 24.0%: +$129
• After-tax cash flow: $1,476/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: Greene County Community School District
• NCES district ID: 1915210
• Math proficiency: 58% ▼ -6.00%
• Reading proficiency: 67% ▲ 2.00%
• Median HH income: $46,051
• Composite: 52.74/100
• National rank: #1548
• State rank: #223 of 289 in IA

Livability — Jefferson

• Score: 79/100
• State rank: #115
• US rank: #2186

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: Jefferson, IA
• City population: 5,116
• Population (ZIP): 5,116

Population outlook (Greene County) Hauer SSP2

• Today (2025): 8,361 people
• By 2030: 8,090 · -3.2%
• By 2040: 7,607 · -9.0%
• By 2050: 7,186 · -14.1%
• By 2075: 6,528 · -21.9%
• By 2100: 5,799 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Portuguese 6% Lithuanian 4% Iranian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Greene

• 2024 margin: Solid R (+33.0) · D 32.9% · R 65.9% · Other 1.2%
• 2008→2024 swing: -33.4pp toward R · 2008: 0.5pp · 2024: -33.0pp
• All cycles: 2024: R+33.0 2020: R+28.8 2016: R+23.8 2012: R+0.1 2008: D+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.16%
• Current HPI: 240.0907
• 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

+63.6% since first listed

3 events — show timeline

• 2026-06-15 Pending — IAR
• 2026-04-23 Listed $117,000 IAR
• 2006-10-27 Sold (Public Records) $71,500 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,928 · -4.7% YoY. Source: county tax records.