424 S Chestnut Street St · Monticello, IA 52310

$99,900

3 bd · 1.5 ba · 1,703 sqft · SingleFamily public records · 1 Days on market

Built 1916 6,750 sqft lot Est $177k · 44% under

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Why this score? — see what drove the B- 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 +24.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.8/10.0
• Schools +6.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Imagine sitting on the front porch and watching the world go by! You can if this is your next home! A craftsman style home with wood floors throughout, nice wood work and unique features. There are three bedrooms on the second floor with a totally remodeled full bath and a laundry chute that runs from the second floor all the way to the basement laundry. The main floor has a nice sized kitchen with updated cabinets, formal dining room, large living room and an impressive stairway up plus a 1/2 bath. The basement does have the laundry room with wash sink and there is a finished family room.

Key facts

• Well-sized kitchen
• Wide grand staircase
• Natural light

Tags

• CRAFTSMAN STYLE
• BEAUTIFUL WOODWORK
• NATURAL LIGHT
• WELL-SIZED KITCHEN
• CONVENIENT HALF BATHROOM
• WIDE GRAND STAIRCASE

Property features AI

Finance

• HOA & community: Sidewalks in the neighborhood

Exterior

• Parking: Carport (1 space)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Single-family residence; 2 stories
• Construction: Wood siding exterior; Shingle roof; Basement (partially finished, interior entry)
• Exterior features: Landscaped lot with garden; Level lot; Concrete road access; Storage structure on property; Porch (covered)

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Water softener (owned); No fireplace reported
• Laundry & utility: Washer and dryer connections with dryer included; Laundry located on lower level; Gas water heater; Sump pump in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 8.9% 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: Carpenter Elementary School (math 72% / reading 72%, grade A-, #181 of 616 statewide, top 34%, 196 students, 44% FRL); 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; 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 $691 of loan paydown is wiped out by about $3k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $72k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1916 — 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. 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: 1.18% ✓
• Cap rate: 8.88%
• Cash-on-cash: 9.25%
• DSCR: 1.41
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $177,112
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 S Gill St	0.24mi	3/1.5	1,808 (+6%)	1mo	$179,000	$99	78
512 Park Drive Dr	0.25mi	3/1.5	1,773 (+4%)	5mo	$185,000	$104	77
121 N Walnut Street St	0.29mi	3/3.0	1,726 (+1%)	4mo	$180,500	$105	74
118 W Buckeye St	0.11mi	3/2.0	1,581 (-7%)	8mo	$135,000	$85	74
502 N Maple Street St	0.63mi	3/1.5	1,660 (-2%)	2mo	$175,000	$105	65
223 N Sycamore Street St	0.42mi	3/1.5	1,544 (-9%)	2mo	$100,000	$65	63
410 N Cedar St	0.52mi	3/1.0	1,786 (+5%)	4mo	$140,000	$78	62
637 W 6th St	0.68mi	3/1.5	1,700 (-0%)	8mo	$160,000	$94	61
308 N Chestnut Street St	0.40mi	3/1.0	1,900 (+12%)	0mo	$154,900	$82	60
907 Southhaven Drive Dr	0.60mi	3/2.0	1,580 (-7%)	2mo	$191,500	$121	56
907 S Main Street St	0.47mi	3/2.0	1,540 (-10%)	8mo	$200,000	$130	53
823 Timberline Rd	0.51mi	3/2.0	1,484 (-13%)	6mo	$179,000	$121	48

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-2,424
• Equity at exit: $14,895

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $15,712
• Equity at exit: $8,638

Cash invested: $27,972 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,183 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$154 /mo · $1,842/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $216

Break-even live

Break-even rent $910

Max offer price $99,900

Occupancy floor 77%

Sensitivity live

Price	-10% $272	-5% $244	+0% $216	+5% $187	+10% $159
Rent	-10% $122	-5% $169	+0% $216	+5% $262	+10% $309
Rate	-1.0pp $266	-0.5pp $241	base $216	+0.5pp $190	+1.0pp $163

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-09
   status $99,900 Pending 1 DOM
2. 2026-06-09
   remarks 693-char remark
3. 2026-06-09
   listed $99,900 Active 1 DOM

ⓘ 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: $1,842 · $154/mo
• Projected year-2 tax: $1,842 · $154/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 4/10 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: $14,196
• − Mortgage interest: −$5,596
• − Property taxes: −$1,842
• − Insurance: −$500
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$2,906
• Taxable income: $1,081
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $2,327/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

+35.2% since first listed

4 events — show timeline

• 2026-06-05 Listed $99,900 NEIRBR as distributed by MLS GRID
• 2016-03-18 Sold (Public Records) $72,500 Public Records
• 2016-03-18 Sold (MLS) $72,500 NEIRBR as distributed by MLS GRID
• 2016-01-15 Listed $73,900 NEIRBR as distributed by MLS GRID

Property tax history

+4.5%/yr

Latest (2025): $1,842 · +4.5% YoY. Source: county tax records.