103 S Monroe St · Tingley, IA 50863

$155,000

3 bd · 2.0 ba · 1,450 sqft · Other public records · 23 Days on market

Built 1969 0.28 ac lot $107/sqft · at area comps Est $162k · at est.

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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).

• Cash flow +9.4/30.0
• ARV discount +9.4/15.0
• Schools +6.6/10.0
• Appreciation +5.0/10.0
• Livability +3.1/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks

This updated three-bedroom two-bathroom home located in peaceful small town Tingley is move in ready and just waiting to be yours. The large, shaded backyard is perfect for entertaining or spending time making memories all year long. The attached 2 car garage has a separate storage room even though the home offers plenty of storage space with cabinets and closets throughout. The beautiful kitchen offers modern elegance with an excess of counter space and stainless-steel appliances. If you're looking for a starter home, family home, or retirement home; this property checks all the boxes!

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1969

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Lot approximately 0.276 acres (100 x 120)

Interior

• Bathrooms: 2 full bathrooms
• Interior features: Central air conditioning; Forced-air heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $155k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $135k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (28.2% below list).
• Recommended offer: $111k (28.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#739 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Mount Ayr Community School District (rural): math 80% / reading 78% proficiency, ranked #41 of 289 in IA (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Mount Ayr Elementary (math 87% / reading 82%, grade A+, #31 of 616 statewide, top 6%, 339 students, 44% FRL); Mount Ayr High School (math 76% / reading 77%, grade A-, #73 of 336 statewide, top 22%, 294 students, 46% FRL).
• Market conditions: 2 active listings in the ZIP; 3 units permitted in Ringgold County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Ringgold County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $155k implies a 167% gain — meaningful room to come down on a strong offer.

Recommended offer $111,272 (28.2% 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. Built in 1969 — 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. 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?
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: 0.72% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 11.6

CMA / ARV

• ARV (median comp): $161,874
• List price: $155,000
• Delta: -4.25%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.6%
• Equity multiple: 1.27×
• Total profit: $11,525
• Equity at exit: $69,695

10-year hold

• IRR: 7.8%
• Equity multiple: 2.17×
• Total profit: $50,978
• Equity at exit: $107,408

Cash invested: $43,400 (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 50863

• Active inventory: 2
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,113 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$113 /mo · $1,360/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-112

Break-even live

Break-even rent $1,254

Max offer price $135,267

Occupancy floor —

Sensitivity live

Price	-10% $-24	-5% $-68	+0% $-112	+5% $-156	+10% $-199
Rent	-10% $-200	-5% $-156	+0% $-112	+5% $-68	+10% $-24
Rate	-1.0pp $-34	-0.5pp $-72	base $-112	+0.5pp $-152	+1.0pp $-193

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-31
   status $155,000 Pending 23 DOM
2. 2026-05-31
   days on market $155,000 Active 23 DOM
3. 2026-05-31
   days on market $155,000 Active 22 DOM
4. 2026-05-08
   listed $155,000 Active 593-char remark
5. 2013-09-30
   soldstatus $58,000

ⓘ 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: $1,360 · $113/mo
• Projected year-2 tax: $1,897 · $158/mo
• Expected delta: +$537/yr (+$45/mo · 39.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,353
• − Mortgage interest: −$8,682
• − Property taxes: −$1,360
• − Insurance: −$775
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$4,509
• Taxable loss: −$4,110
• Est. tax savings @ 24.0%: +$986
• After-tax cash flow: $-354/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: Mount Ayr Community School District
• NCES district ID: 1919860
• Math proficiency: 80% ▼ -4.00%
• Reading proficiency: 78% ▼ -4.00%
• Median HH income: $45,087
• Composite: 66.38/100
• National rank: #422
• State rank: #41 of 289 in IA

Livability — Tingley

• Score: 62/100
• State rank: #739
• US rank: #17010

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tingley, IA
• Population (ZIP): 191

Population outlook (Ringgold County) Hauer SSP2

• Today (2025): 4,919 people
• By 2030: 4,820 · -2.0%
• By 2040: 4,617 · -6.1%
• By 2050: 4,404 · -10.5%
• By 2075: 3,931 · -20.1%
• By 2100: 3,250 · -33.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Iranian 3% Lithuanian 3% Serbian 3%
• Languages at home: 97% English-only · Spanish 2% Arabic 1%

Political lean MEDSL · Ringgold

• 2024 margin: Solid R (+51.3) · D 23.8% · R 75.1% · Other 1.1%
• 2008→2024 swing: -45.2pp toward R · 2008: -6.1pp · 2024: -51.3pp
• All cycles: 2024: R+51.3 2020: R+46.4 2016: R+39.8 2012: R+7.2 2008: R+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+167.2% since first listed

3 events — show timeline

• 2026-05-31 Pending — IAR
• 2026-05-08 Listed $155,000 IAR
• 2013-09-30 Sold (Public Records) $58,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,360 · +2.9% YoY. Source: county tax records.