302 Coneflower Ct · Monroe, IA 50170

$279,000

2 bd · 2.0 ba · 1,338 sqft · SingleFamily public records · 118 Days on market

Built 2015 8,712 sqft lot $209/sqft · 23% below area Est $363k · 23% under $100/mo HOA · 9% of rent

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Why this score? — see what drove the D 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
• Appreciation +9.6/10.0
• Schools +6.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +1.2/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This immaculate 2 BR/2 Bath, 1338 SF town home located on a spacious corner lot in small-town Iowa awaits you! The front entrance opens to a beautiful foyer connecting you to the main living area; a spacious open concept living/dining/ kitchen area with vinyl plank flooring, beautiful woodwork, ceiling fans, Anderson windows, central air and accent lighting for your comfort and convenience. Appliances include a refrigerator, microwave, stove and dishwasher. The laundry area includes a large walk-in pantry and hidden crawl space for utilities below that include the furnace, sump pump, radon extraction hook-ups and an on-demand water heater. Beautiful oak finished cupboards in the kitchen will provide ample storage space. There are two bedrooms; both carpeted. The master bathroom features a ¾ bath with walk-in shower and large walk-in closet. The 2nd bedroom is located near the front hallway and is next to the main full bathroom. A nice outdoor entertainment area features a 16 X 16 vinyl composite deck that is virtually maintenance free! The 400 SF attached garage will provide protection for your vehicles and additional storage space. This nearly maintenance-free home located within blocks of uptown amenities can be yours!

Key facts

• Open concept living
• Corner lot
• Vinyl plank flooring

Tags

• CORNER LOT
• OPEN CONCEPT LIVING
• VINYL PLANK FLOORING
• OAK FINISHED CUPBOARDS
• WALK-IN PANTRY
• OUTDOOR ENTERTAINMENT AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $79k (71.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (60.5% below list).
• Recommended offer: $79k (71.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 79/100 on livability (#118 in IA, #2,215 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Pcm Community School District (rural): math 65% / reading 75% proficiency, ranked #124 of 289 in IA (top 43%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Prairie City Elementary School (math 72% / reading 77%, grade A, #131 of 616 statewide, top 27%, 320 students, 25% FRL); Pcm Middle School (math 65% / reading 72%, grade A, #126 of 246 statewide, top 53%, 247 students, 29% FRL); Pcm High School (math 64% / reading 83%, grade B+, #108 of 336 statewide, top 33%, 357 students, 21% FRL).
• Market conditions: 36 active listings in the ZIP; 16 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (9.3% local appreciation)).
• Jasper County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $165k; list at $279k implies a 69% gain — meaningful room to come down on a strong offer.

Recommended offer $79,007 (71.7% 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 118 days. Have you received any prior offers? Is the seller open to a 72% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 A-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.40% ✗
• Cap rate: 1.42%
• Cash-on-cash: -17.39%
• DSCR: 0.23
• GRM: 21.1

CMA / ARV

• ARV (median comp): $363,302
• List price: $279,000
• Delta: -23.20%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Big Bluestem Dr	0.06mi	3/2.5 (+1)	1,308 (-2%)	8mo	$295,000	$226	80
312 Coneflower Ct	0.07mi	2/2.0	1,352 (+1%)	20mo	$309,000	$229	79
310 Coneflower Ct	0.05mi	2/2.0	1,240 (-7%)	17mo	$330,000	$266	71
414 Prairie Dr	0.24mi	3/2.0 (+1)	1,444 (+8%)	12mo	$300,000	$208	61
406 Coneflower Ct	0.12mi	3/3.5 (+1)	1,269 (-5%)	20mo	$352,000	$277	58
404 Prairie Dr	0.16mi	3/2.5 (+1)	1,176 (-12%)	22mo	$245,000	$208	47
606 W South St	0.45mi	2/2.0	1,144 (-14%)	15mo	$245,000	$214	42
313 E Marion St	0.61mi	3/2.0 (+1)	1,200 (-10%)	13mo	$297,500	$248	38

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

Projected returns pro-forma

9.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.5%
• Equity multiple: 1.85×
• Total profit: $66,593
• Equity at exit: $237,179

10-year hold

• IRR: 11.6%
• Equity multiple: 4.20×
• Total profit: $249,931
• Equity at exit: $497,126

Cash invested: $78,120 (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 50170

• Home prices YoY: 3.6%
• Active inventory: 36
• Price-to-rent: 21.1×

Monthly cashflow live

• Estimated rent: $1,103 medium
• Mortgage (P&I): −$1,463
• Tax from tax record: −$324 /mo · $3,888/yr
• Insurance: −$116
• HOA: −$100
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-1,132

Break-even live

Break-even rent $2,536

Max offer price $79,007

Occupancy floor —

Sensitivity live

Price	-10% $-974	-5% $-1,053	+0% $-1,132	+5% $-1,211	+10% $-1,290
Rent	-10% $-1,219	-5% $-1,176	+0% $-1,132	+5% $-1,089	+10% $-1,045
Rate	-1.0pp $-992	-0.5pp $-1,061	base $-1,132	+0.5pp $-1,204	+1.0pp $-1,278

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: water

Listing history 26 events

1. 2026-06-22
   days on market $279,000 Active 118 DOM
2. 2026-06-21
   days on market $279,000 Active 117 DOM
3. 2026-06-19
   days on market $279,000 Active 115 DOM
4. 2026-06-18
   days on market $279,000 Active 114 DOM
5. 2026-06-17
   days on market $279,000 Active 113 DOM
6. 2026-06-16
   days on market $279,000 Active 112 DOM
7. 2026-06-15
   days on market $279,000 Active 111 DOM
8. 2026-06-14
   days on market $279,000 Active 109 DOM
9. 2026-06-13
   price $279,000 Active 108 DOM
10. 2026-06-12
    days on market $285,000 Active 108 DOM
11. 2026-06-09
    days on market $285,000 Active 105 DOM
12. 2026-06-08
    days on market $285,000 Active 104 DOM
13. 2026-06-07
    days on market $285,000 Active 103 DOM
14. 2026-06-07
    days on market $285,000 Active 102 DOM
15. 2026-06-03
    days on market $285,000 Active 99 DOM
16. 2026-06-02
    days on market $285,000 Active 98 DOM
17. 2026-06-01
    days on market $285,000 Active 97 DOM
18. 2026-05-31
    days on market $285,000 Active 96 DOM
19. 2026-05-30
    days on market $285,000 Active 95 DOM
20. 2026-02-24
    listed $285,000 Active 1249-char remark

    Show marketing remark (1249 chars)

    This immaculate 2 BR/2 Bath, 1338 SF town home located on a spacious corner lot in small-town Iowa awaits you! The front entrance opens to a beautiful foyer connecting you to the main living area; a spacious open concept living/dining/ kitchen area with vinyl plank flooring, beautiful woodwork, ceiling fans, Anderson windows, central air and accent lighting for your comfort and convenience. Appliances include a refrigerator, microwave, stove and dishwasher. The laundry area includes a large walk-in pantry and hidden crawl space for utilities below that include the furnace, sump pump, radon extraction hook-ups and an on-demand water heater. Beautiful oak finished cupboards in the kitchen will provide ample storage space. There are two bedrooms; both carpeted. The master bathroom features a ¾ bath with walk-in shower and large walk-in closet. The 2nd bedroom is located near the front hallway and is next to the main full bathroom. A nice outdoor entertainment area features a 16 X 16 vinyl composite deck that is virtually maintenance free! The 400 SF attached garage will provide protection for your vehicles and additional storage space. This nearly maintenance-free home located within blocks of uptown amenities can be yours!

21. 2016-07-21
    soldstatus $165,000
22. 2016-07-15
    soldstatus $165,000
23. 2016-01-27
    historical
24. 2015-01-27
    listed $165,000
25. 2015-01-27
    listed $165,000
26. 2015-01-27
    listed $165,000

ⓘ 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: $3,888 · $324/mo
• Projected year-2 tax: $4,134 · $345/mo
• Expected delta: +$246/yr (+$21/mo · 6.3%)

ⓘ 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 ≥105°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: $13,234
• − Mortgage interest: −$15,628
• − Property taxes: −$3,888
• − Insurance: −$1,395
• − Repairs & maintenance: −$1,059
• − Management: −$1,059
• − HOA: −$1,200
• − Depreciation: −$8,116
• Taxable loss: −$19,111
• Est. tax savings @ 24.0%: +$4,587
• After-tax cash flow: $-8,999/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: Pcm Community School District
• NCES district ID: 1999017
• Math proficiency: 65% ▼ -6.00%
• Reading proficiency: 75% ▲ 2.00%
• Median HH income: $60,380
• Composite: 60.32/100
• National rank: #851
• State rank: #124 of 289 in IA

Livability — Monroe

• Score: 79/100
• State rank: #118
• US rank: #2215

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Monroe, IA
• Population (ZIP): 2,914

Population outlook (Jasper County) Hauer SSP2

• Today (2025): 36,216 people
• By 2030: 35,730 · -1.3%
• By 2040: 34,727 · -4.1%
• By 2050: 33,802 · -6.7%
• By 2075: 33,382 · -7.8%
• By 2100: 32,761 · -9.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 1% Asian 1%
• Common ancestry: Iranian 12% Italian 6% Romanian 3%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Jasper

• 2024 margin: Strong R (+27.6) · D 35.4% · R 63.0% · Other 1.5%
• 2008→2024 swing: -35.1pp toward R · 2008: 7.5pp · 2024: -27.6pp
• All cycles: 2024: R+27.6 2020: R+21.5 2016: R+18.4 2012: D+7.1 2008: D+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.30%
• Current HPI: 266.6155
• 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

+72.7% since first listed

7 events — show timeline

• 2026-02-24 Listed $285,000 DMMLS
• 2016-07-21 Sold (Public Records) $165,000 Public Records
• 2016-07-15 Sold (MLS) $165,000 DMMLS
• 2016-01-27 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2015-01-27 Listed $165,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-01-27 Listed $165,000 DMMLS
• 2015-01-27 Listed $165,000 IAR

Property tax history

+86.9%/yr

Latest (2025): $3,888 · -2.6% YoY. Source: county tax records.