216 W Grand Street St · Monticello, IA 52310

$15,000

2 bd · 1.0 ba · 1,366 sqft · SingleFamily public records · 3 Days on market

Built 1900 6,000 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Look at this price! This property is being sold in AS IS condition. It does need work. Maybe a winter project house. With some renovations and updates, this home could be transformed to fit your needs. If you're searching for a fixer-upper with great potential, this could be the perfect opportunity.

Key facts

• 6,000 sq ft lot
• Built 1900
• Listed 3 days

Property features AI

Finance

• Other: R-1 zoning
• Financial info: Tax information provided
• HOA & community: Not specified

Exterior

• Parking: Carport
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Wood siding; Shingle roof
• Exterior features: Concrete road frontage

Interior

• Kitchen: Not specified
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); No central cooling
• Interior features: No fireplace
• Laundry & utility: Has heating (Forced Air, Natural Gas)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $15k.

Deal economics

• At list price, monthly cash flow is $637 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($944 rent vs $15k).
• Cap rate 57.3% vs local median 3.4% in Monticello — 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 78/100 on livability (#149 in IA, #2,739 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Monticello Community School District (town): math 68% / reading 73% proficiency, ranked #131 of 289 in IA (top 45%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Monticello Middle School (math 65% / reading 69%, grade A-, #140 of 246 statewide, top 60%, 299 students, 34% FRL); Monticello High School (math 68% / reading 80%, grade B+, #103 of 336 statewide, top 32%, 366 students, 26% FRL).
• Market conditions: 47 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 25 units permitted in Jones County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $104 of loan paydown is wiped out by about $450 of value loss. Plan a longer hold.
• Jones County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $4k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $15,000

Questions for the listing agent

1. Built in 1900 — 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 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?
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: 6.30% ✓
• Cap rate: 57.28%
• Cash-on-cash: 182.11%
• DSCR: 9.10
• GRM: 1.3

CMA / ARV

• ARV (on-the-fly): $165,286
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 W Grand Street St	0.00mi	2/1.0	1,366 (0%)	1mo	$10,000	$7	100
245 N Arminda Avenue Ave	0.44mi	3/1.0 (+1)	1,360 (-0%)	2mo	$157,000	$115	72
218 N Maple St	0.29mi	2/2.0	1,438 (+5%)	4mo	$184,000	$128	70
708 W Washington St	0.36mi	2/2.0	1,312 (-4%)	7mo	$195,000	$149	66
302 South Main St St	0.33mi	3/1.5 (+1)	1,391 (+2%)	10mo	$153,500	$110	66
201 W 4th Street St	0.26mi	3/2.0 (+1)	1,296 (-5%)	7mo	$195,000	$150	64
223 N Sycamore Street St	0.22mi	3/1.5 (+1)	1,544 (+13%)	2mo	$100,000	$65	59
318 W 4th St	0.29mi	3/2.0 (+1)	1,196 (-12%)	3mo	$80,000	$67	54
303 W 6th St	0.44mi	3/2.0 (+1)	1,218 (-11%)	2mo	$179,000	$147	50
625 W 6th St	0.53mi	3/1.5 (+1)	1,508 (+10%)	9mo	$164,000	$109	43
823 Timberline Rd	0.63mi	3/2.0 (+1)	1,484 (+9%)	6mo	$179,000	$121	43
907 S Main Street St	0.63mi	3/2.0 (+1)	1,540 (+13%)	8mo	$200,000	$130	33

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: —
• Equity multiple: 10.09×
• Total profit: $38,182
• Equity at exit: $2,237

10-year hold

• IRR: —
• Equity multiple: 21.38×
• Total profit: $85,592
• Equity at exit: $1,297

Cash invested: $4,200 (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 52310

• Home prices YoY: -25.9%
• Active inventory: 47
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $944 medium
• Mortgage (P&I): −$79
• Tax from tax record: −$24 /mo · $284/yr
• Insurance: −$6
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $637

Break-even live

Break-even rent $137

Max offer price $15,000

Occupancy floor 28%

Sensitivity live

Price	-10% $646	-5% $642	+0% $637	+5% $633	+10% $629
Rent	-10% $563	-5% $600	+0% $637	+5% $675	+10% $712
Rate	-1.0pp $645	-0.5pp $641	base $637	+0.5pp $634	+1.0pp $630

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: $3,750
• Closing costs: $450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 E 1st St Unit 301 Monticello, IA	2.0	1.0	949	$1,100	$1.16	0d	1	0.48mi
715 Ridgeview Rd Monticello, IA	2.0	1.0	925	$760	$0.82	0d	1	0.55mi

Listing history 2 events

1. 2026-05-21
   status Pending
2. 2026-05-18
   listed $15,000 Active

ⓘ 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: $284 · $24/mo
• Projected year-2 tax: $284 · $24/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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,331
• − Mortgage interest: −$840
• − Property taxes: −$284
• − Insurance: −$75
• − Repairs & maintenance: −$906
• − Management: −$906
• − Depreciation: −$436
• Taxable income: $7,883
• Est. tax owed @ 24.0%: −$1,892
• After-tax cash flow: $5,757/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: Monticello Community School District
• NCES district ID: 1919650
• Math proficiency: 68% ▼ -3.00%
• Reading proficiency: 73% ▬ 0.00%
• Median HH income: $52,768
• Composite: 60.03/100
• National rank: #872
• State rank: #131 of 289 in IA

Livability — Monticello

• Score: 78/100
• State rank: #149
• US rank: #2739

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: Monticello, IA
• Population (ZIP): 6,384

Population outlook (Jones County) Hauer SSP2

• Today (2025): 20,023 people
• By 2030: 19,702 · -1.6%
• By 2040: 19,007 · -5.1%
• By 2050: 18,396 · -8.1%
• By 2075: 17,955 · -10.3%
• By 2100: 17,448 · -12.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 3% Black 1%
• Common ancestry: Iranian 1% Lithuanian 1% Portuguese 1%
• Foreign-born: 0% · Canada
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Jones

• 2024 margin: Strong R (+26.3) · D 36.0% · R 62.3% · Other 1.7%
• 2008→2024 swing: -36.7pp toward R · 2008: 10.4pp · 2024: -26.3pp
• All cycles: 2024: R+26.3 2020: R+21.5 2016: R+19.4 2012: D+7.7 2008: D+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.44%
• Current HPI: 196.1405
• 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

• 2026-05-21 Pending — NEIRBR as distributed by MLS GRID
• 2026-05-18 Listed $15,000 NEIRBR as distributed by MLS GRID

Property tax history

-9.3%/yr

Latest (2025): $284 · -12.3% YoY. Source: county tax records.