718 W 8th St N · Newton, IA 50208

$121,380

5 bd · 2.0 ba · 1,530 sqft · SingleFamily public records · 75 Days on market

Built 1978 0.30 ac lot $79/sqft · 46% below area Est $144k · 16% 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 +23.5/30.0
• ARV discount +14.6/15.0
• DSCR +7.5/10.0
• 1% rule +7.4/10.0
• Schools +5.1/10.0
• 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

This split-level home is move-in ready! The main level offers a spacious family room and a full bathroom with a tub/shower and ample storage. The primary bedroom features a private ¾ bath, with two additional bedrooms set apart for added privacy. The kitchen includes plenty of cabinet and counter space, plus a dining area. Outside, enjoy a large yard perfect for relaxing or entertaining, along with an attached two-car garage for parking and storage. Located in a quiet Newton neighborhood near schools, parks, shopping, and with easy highway access.

Key facts

• Full bathroom
• Private bath
• Dining area

Tags

• SPACIOUS FAMILY ROOM
• FULL BATHROOM
• PRIVATE BATH
• AMPLE STORAGE
• PLENTY OF CABINET SPACE
• DINING AREA

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $121k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $121k).
• Recommended offer: $114k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.1% in Newton — 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 77/100 on livability (#169 in IA, #3,069 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D+, amenities F.
• Newton Community School District (town): math 59% / reading 62% proficiency, ranked #245 of 289 in IA (top 85%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Thomas Jefferson Elementary School (math 67% / reading 72%, grade A-, #224 of 616 statewide, top 42%, 325 students, 55% FRL); Berg Middle School (math 55% / reading 61%, grade B, #195 of 246 statewide, top 79%, 841 students, 55% FRL); Newton Senior High School (math 60% / reading 62%, grade C+, #258 of 336 statewide, top 78%, 818 students, 47% FRL).
• Market conditions: 242 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 16 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $839 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Jasper County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $47k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $114,097 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.97%
• DSCR: 1.35
• GRM: 6.7

CMA / ARV

• ARV (median comp): $144,222
• List price: $121,380
• Delta: -15.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 W 14th St N	0.46mi	4/2.0 (-1)	1,506 (-2%)	0mo	$194,000	$129	71
1401 W 3rd Street Pl N	0.55mi	4/2.0 (-1)	1,464 (-4%)	22mo	$287,000	$196	44
308 S 3rd Ave W	0.66mi	5/3.0	1,436 (-6%)	14mo	$265,000	$185	43
1525 1st St N	0.74mi	4/2.5 (-1)	1,409 (-8%)	5mo	$230,000	$163	41

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-5,196
• Equity at exit: $18,098

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $14,387
• Equity at exit: $10,495

Cash invested: $33,986 (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 50208

• Home prices YoY: -14.4%
• Active inventory: 242
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,505 medium
• Mortgage (P&I): −$637
• Tax from tax record: −$276 /mo · $3,310/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $226

Break-even live

Break-even rent $1,219

Max offer price $121,380

Occupancy floor 80%

Sensitivity live

Price	-10% $294	-5% $260	+0% $226	+5% $191	+10% $157
Rent	-10% $107	-5% $166	+0% $226	+5% $285	+10% $345
Rate	-1.0pp $287	-0.5pp $257	base $226	+0.5pp $194	+1.0pp $162

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: $30,345
• Closing costs: $3,641
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 N 3rd Ave W Newton, IA	4.0	1.0	1450	$1,450	$1.00	16d	1	0.26mi
527 1st Ave W Newton, IA	4.0	2.0	2136	$1,850	$0.87	45d	1	0.48mi

Listing history 25 events

1. 2026-06-09
   statusdays on market $121,380 Pending 75 DOM
2. 2026-06-08
   days on market $121,380 Active 74 DOM
3. 2026-06-07
   pricedays on market $121,380 Active 73 DOM
4. 2026-06-05
   days on market $142,800 Active 70 DOM
5. 2026-06-03
   days on market $142,800 Active 69 DOM
6. 2026-06-02
   days on market $142,800 Active 68 DOM
7. 2026-06-01
   days on market $142,800 Active 67 DOM
8. 2026-05-31
   days on market $142,800 Active 66 DOM
9. 2026-05-31
   days on market $142,800 Active 65 DOM
10. 2026-05-19
    price $142,800 560-char remark

    Show marketing remark (560 chars)

    This split-level home is move-in ready! The main level offers a spacious family room and a full bathroom with a tub/shower and ample storage. The primary bedroom features a private ¾ bath, with two additional bedrooms set apart for added privacy. The kitchen includes plenty of cabinet and counter space, plus a dining area. Outside, enjoy a large yard perfect for relaxing or entertaining, along with an attached two-car garage for parking and storage. Located in a quiet Newton neighborhood near schools, parks, shopping, and with easy highway access.

11. 2026-03-26
    listed $168,000 Active 560-char remark

    Show marketing remark (560 chars)

    This split-level home is move-in ready! The main level offers a spacious family room and a full bathroom with a tub/shower and ample storage. The primary bedroom features a private ¾ bath, with two additional bedrooms set apart for added privacy. The kitchen includes plenty of cabinet and counter space, plus a dining area. Outside, enjoy a large yard perfect for relaxing or entertaining, along with an attached two-car garage for parking and storage. Located in a quiet Newton neighborhood near schools, parks, shopping, and with easy highway access.

12. 2023-07-20
    soldstatus $192,200 Closed 1459-char remark

    Show marketing remark (1459 chars)

    Welcome home! Come tour this delightful and inviting 3-bedroom, 2-bathroom home located in the heart of Newton, Iowa. Upon entering the home, you'll be greeted by a warm and welcoming atmosphere. The main level boasts a bright and airy living room, featuring large windows that fill the space with natural light. The adjacent dining area provides an excellent space for family meals and entertaining guests. The well-appointed kitchen is equipped with ample cabinetry and stainless steel appliances. Whether you're cooking a simple weeknight dinner or preparing a feast for a gathering, this kitchen offers everything you need. The main floor also features two generously sized bedrooms, each with ample closet space and large windows. A full bathroom completes this level, featuring a tub/shower combination and a vanity with plenty of storage. Upstairs, you'll find a private primary suite. This expansive space offers privacy and comfort, with a walk-in closet and an en-suite bathroom. Outside, the home sits on a well-maintained lot with a spacious backyard, perfect for outdoor activities and relaxation. The attached two-car garage provides ample parking space and additional storage options. Located in a peaceful neighborhood, this home is conveniently situated near local schools, parks, and shopping centers. Enjoy easy access to major highways, making commuting a breeze. Don't miss the opportunity to make this charming Newton residence your own.

13. 2023-05-31
    status Pending 1459-char remark

    Show marketing remark (1459 chars)

    Welcome home! Come tour this delightful and inviting 3-bedroom, 2-bathroom home located in the heart of Newton, Iowa. Upon entering the home, you'll be greeted by a warm and welcoming atmosphere. The main level boasts a bright and airy living room, featuring large windows that fill the space with natural light. The adjacent dining area provides an excellent space for family meals and entertaining guests. The well-appointed kitchen is equipped with ample cabinetry and stainless steel appliances. Whether you're cooking a simple weeknight dinner or preparing a feast for a gathering, this kitchen offers everything you need. The main floor also features two generously sized bedrooms, each with ample closet space and large windows. A full bathroom completes this level, featuring a tub/shower combination and a vanity with plenty of storage. Upstairs, you'll find a private primary suite. This expansive space offers privacy and comfort, with a walk-in closet and an en-suite bathroom. Outside, the home sits on a well-maintained lot with a spacious backyard, perfect for outdoor activities and relaxation. The attached two-car garage provides ample parking space and additional storage options. Located in a peaceful neighborhood, this home is conveniently situated near local schools, parks, and shopping centers. Enjoy easy access to major highways, making commuting a breeze. Don't miss the opportunity to make this charming Newton residence your own.

14. 2023-05-29
    listed $185,000 Active 1459-char remark

    Show marketing remark (1459 chars)

    Welcome home! Come tour this delightful and inviting 3-bedroom, 2-bathroom home located in the heart of Newton, Iowa. Upon entering the home, you'll be greeted by a warm and welcoming atmosphere. The main level boasts a bright and airy living room, featuring large windows that fill the space with natural light. The adjacent dining area provides an excellent space for family meals and entertaining guests. The well-appointed kitchen is equipped with ample cabinetry and stainless steel appliances. Whether you're cooking a simple weeknight dinner or preparing a feast for a gathering, this kitchen offers everything you need. The main floor also features two generously sized bedrooms, each with ample closet space and large windows. A full bathroom completes this level, featuring a tub/shower combination and a vanity with plenty of storage. Upstairs, you'll find a private primary suite. This expansive space offers privacy and comfort, with a walk-in closet and an en-suite bathroom. Outside, the home sits on a well-maintained lot with a spacious backyard, perfect for outdoor activities and relaxation. The attached two-car garage provides ample parking space and additional storage options. Located in a peaceful neighborhood, this home is conveniently situated near local schools, parks, and shopping centers. Enjoy easy access to major highways, making commuting a breeze. Don't miss the opportunity to make this charming Newton residence your own.

15. 2021-09-08
    soldstatus $155,000
16. 2021-09-03
    soldstatus $155,000 Closed
17. 2021-07-21
    status Pending
18. 2021-07-19
    listed $149,900 Active
19. 2015-09-30
    soldstatus $105,000
20. 2015-09-25
    soldstatus $105,000
21. 2015-09-25
    soldstatus $105,000
22. 2015-09-25
    soldstatus $105,000
23. 2015-06-16
    listed $108,500
24. 2015-06-16
    listed $108,500
25. 2015-06-16
    listed $108,500

ⓘ 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: $3,310 · $276/mo
• Projected year-2 tax: $3,310 · $276/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 ≥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: $18,055
• − Mortgage interest: −$6,799
• − Property taxes: −$3,310
• − Insurance: −$607
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − Depreciation: −$3,531
• Taxable income: $919
• Est. tax owed @ 24.0%: −$221
• After-tax cash flow: $2,488/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: Newton Community School District
• NCES district ID: 1920610
• Math proficiency: 59% ▼ -13.00%
• Reading proficiency: 62% ▼ -9.00%
• Median HH income: $46,447
• Composite: 51.15/100
• National rank: #1762
• State rank: #245 of 289 in IA

Livability — Newton

• Score: 77/100
• State rank: #169
• US rank: #3069

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newton, IA
• County: Jasper County · 20,595 people
• City population: 20,595
• Metro: Des Moines-West Des Moines, IA
• Population (ZIP): 20,595
• Household income: $62,306
• Rent vs Own: 34.5% rent · 65.5% own
• Severe rent burden: 536.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 4% Black 3%
• Common ancestry: Iranian 8% Portuguese 3% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 4% Arabic 2% Chinese 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: ▼ -45.48%
• Current HPI: 269.6454
• Rent YoY: —
• Metro: Des Moines-West Des Moines, IA
• 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

+31.6% since first listed

16 events — show timeline

• 2026-05-19 Price Changed $142,800 DMMLS
• 2026-03-26 Listed $168,000 DMMLS
• 2023-07-20 Sold (MLS) $192,200 DMMLS
• 2023-05-31 Pending — DMMLS
• 2023-05-29 Listed $185,000 DMMLS
• 2021-09-08 Sold (Public Records) $155,000 Public Records
• 2021-09-03 Sold (MLS) $155,000 DMMLS
• 2021-07-21 Pending — DMMLS
• 2021-07-19 Listed $149,900 DMMLS
• 2015-09-30 Sold (Public Records) $105,000 Public Records
• 2015-09-25 Sold (MLS) $105,000 IAR
• 2015-09-25 Sold (MLS) $105,000 NORTHSTARMLS as Distributed by MLS Grid
• 2015-09-25 Sold (MLS) $105,000 DMMLS
• 2015-06-16 Listed $108,500 IAR
• 2015-06-16 Listed $108,500 NORTHSTARMLS as Distributed by MLS Grid
• 2015-06-16 Listed $108,500 DMMLS

Property tax history

+3.9%/yr

Latest (2025): $3,310 · -5.0% YoY. Source: county tax records.