195 S Monroe St · Thompson, IA 50478

$94,000

3 bd · 2.5 ba · 2,046 sqft · SingleFamily public records · 66 Days on market

Built 1920 5,706 sqft lot $46/sqft · 34% below area Est $142k · 34% under ↓ 5% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Appreciation +6.6/10.0
• Schools +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come and take a look at this 4 bedroom 3 bathroom home. It features main floor laundry, a large family room and living room both on the main level as well as a main floor bedroom and bathroom. Upstairs you will find plenty of space with 3 additional bedrooms and a den as well as 2 more bathrooms. This home is perfect for someone with the ability to fix it up and make it their own!

Key facts

• 5,706 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $88k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#575 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, schools F.
• North Iowa Community School District (rural): math 56% / reading 60% proficiency, ranked #252 of 289 in IA (top 87%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 3 active listings in the ZIP; 6 units permitted in Winnebago County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($650 loan paydown + $3k appreciation (3.2% local appreciation)).
• Winnebago County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.2% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,360 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.31% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.46%
• DSCR: 1.73
• GRM: 6.4

CMA / ARV

• ARV (median comp): $142,136
• List price: $94,000
• Delta: -33.87%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
446 S Harrison St	0.30mi	4/2.0 (+1)	1,816 (-11%)	12mo	$25,000	$14	50

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

Projected returns pro-forma

3.16% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 2.33×
• Total profit: $35,118
• Equity at exit: $43,117

10-year hold

• IRR: 24.1%
• Equity multiple: 4.49×
• Total profit: $91,807
• Equity at exit: $67,116

Cash invested: $26,320 (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 50478

• Home prices YoY: 4.0%
• Active inventory: 3
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,232 medium
• Mortgage (P&I): −$493
• Tax from tax record: −$80 /mo · $960/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $361

Break-even live

Break-even rent $775

Max offer price $94,000

Occupancy floor 66%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $94,000 Active 66 DOM
2. 2026-06-17
   days on market $94,000 Active 65 DOM
3. 2026-06-16
   days on market $94,000 Active 64 DOM
4. 2026-06-15
   days on market $94,000 Active 63 DOM
5. 2026-06-13
   days on market $94,000 Active 61 DOM
6. 2026-06-12
   days on market $94,000 Active 60 DOM
7. 2026-06-09
   days on market $94,000 Active 57 DOM
8. 2026-06-08
   days on market $94,000 Active 56 DOM
9. 2026-06-07
   days on market $94,000 Active 55 DOM
10. 2026-06-05
    days on market $94,000 Active 53 DOM
11. 2026-06-04
    days on market $94,000 Active 51 DOM
12. 2026-06-02
    days on market $94,000 Active 50 DOM
13. 2026-06-01
    days on market $94,000 Active 49 DOM
14. 2026-05-31
    days on market $94,000 Active 48 DOM
15. 2026-05-31
    days on market $94,000 Active 47 DOM
16. 2026-05-11
    price $94,000 383-char remark

    Show marketing remark (383 chars)

    Come and take a look at this 4 bedroom 3 bathroom home. It features main floor laundry, a large family room and living room both on the main level as well as a main floor bedroom and bathroom. Upstairs you will find plenty of space with 3 additional bedrooms and a den as well as 2 more bathrooms. This home is perfect for someone with the ability to fix it up and make it their own!

17. 2026-04-13
    listed $99,000 Active 383-char remark

    Show marketing remark (383 chars)

    Come and take a look at this 4 bedroom 3 bathroom home. It features main floor laundry, a large family room and living room both on the main level as well as a main floor bedroom and bathroom. Upstairs you will find plenty of space with 3 additional bedrooms and a den as well as 2 more bathrooms. This home is perfect for someone with the ability to fix it up and make it their own!

ⓘ 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: $960 · $80/mo
• Projected year-2 tax: $1,218 · $101/mo
• Expected delta: +$258/yr (+$21/mo · 26.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥99°F today · 16 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: $14,783
• − Mortgage interest: −$5,265
• − Property taxes: −$960
• − Insurance: −$470
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$2,735
• Taxable income: $2,988
• Est. tax owed @ 24.0%: −$717
• After-tax cash flow: $3,616/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: North Iowa Community School District
• NCES district ID: 1905750
• Math proficiency: 56% ▬ 0.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $48,123
• Composite: 49.23/100
• National rank: #2034
• State rank: #252 of 289 in IA

Livability — Thompson

• Score: 65/100
• State rank: #575
• US rank: #13076

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thompson, IA
• Population (ZIP): 689

Population outlook (Winnebago County) Hauer SSP2

• Today (2025): 10,099 people
• By 2030: 9,831 · -2.7%
• By 2040: 9,326 · -7.7%
• By 2050: 9,073 · -10.2%
• By 2075: 9,448 · -6.4%
• By 2100: 10,279 · +1.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 19% Two or more races 16% Native American 1%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Portuguese 29% Iranian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Winnebago

• 2024 margin: Solid R (+30.7) · D 33.9% · R 64.6% · Other 1.5%
• 2008→2024 swing: -39.3pp toward R · 2008: 8.6pp · 2024: -30.7pp
• All cycles: 2024: R+30.7 2020: R+26.3 2016: R+26.5 2012: R+0.0 2008: D+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.16%
• Current HPI: 81.3956
• 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

-5.1% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $94,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-13 Listed $99,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+18.1%/yr

Latest (2025): $960 · +165.8% YoY. Source: county tax records.