426 S 4th Ave W · Newton, IA 50208

$80,520

1 bd · 1.0 ba · 958 sqft · SingleFamily public records · 180 Days on market

Built 1920 7,888 sqft lot $84/sqft · 46% below area Est $150k · 46% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• 1% rule +5.2/10.0
• Schools +5.1/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special. If you are looking for a home to flip or put sweat equity in this home has potential. The large 2 stall garage gives you plenty of storage space. The home has a nice sized living room with a fireplace. The galley Kitchen has a cutout to serve the dining room. The home is being sold as is and can close quickly.

Key facts

• Galley kitchen
• Large 2 stall garage
• Fireplace

Tags

• LARGE 2 STALL GARAGE
• GALLEY KITCHEN
• FIREPLACE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $81k.

Deal economics

• At list price, monthly cash flow is $-7 ($-85/yr) — negative.
• To cash-flow at today's rent, offer at most $79k (1.5% below list).
• Meets the 1% rule at list price ($824 rent vs $81k).
• Recommended offer: $71k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.2% 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.
• Market conditions: 242 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 16 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($62k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $557 of loan paydown is wiped out by about $2k 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 180 days — a 12% lower offer ($71k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y ago; this cycle's ask has dropped $26k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,857 (12.0% 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. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.02% ✓
• Cap rate: 6.19%
• Cash-on-cash: -0.38%
• DSCR: 0.98
• GRM: 8.1

CMA / ARV

• ARV (median comp): $150,267
• List price: $80,520
• Delta: -46.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
723 W 6th St S	0.28mi	2/1.0 (+1)	927 (-3%)	0mo	$120,000	$129	76
702 W 6th St S	0.24mi	2/1.0 (+1)	1,008 (+5%)	10mo	$154,000	$153	67
621 West 4th St S	0.20mi	2/1.0 (+1)	876 (-9%)	6mo	$159,900	$183	66
617 W 4th St S	0.19mi	2/1.0 (+1)	832 (-13%)	1mo	$160,000	$192	64
311 W 8th St S	0.23mi	2/1.0 (+1)	844 (-12%)	10mo	$150,000	$178	56
811 S 7th Ave W	0.33mi	2/1.5 (+1)	1,044 (+9%)	10mo	$170,000	$163	55
518 1st Ave W	0.21mi	2/1.0 (+1)	1,100 (+15%)	8mo	$135,000	$123	53
305 S 5th Ave E	0.44mi	2/1.0 (+1)	864 (-10%)	7mo	$165,000	$191	53
431 S 6th Ave E	0.58mi	2/1.0 (+1)	882 (-8%)	3mo	$70,000	$79	52
1217 Monroe Dr	0.55mi	2/1.0 (+1)	1,068 (+12%)	2mo	$160,000	$150	48
510 N 3rd Ave E	0.66mi	2/1.0 (+1)	1,034 (+8%)	4mo	$142,500	$138	47
631 S 3rd Ave E	0.67mi	2/1.0 (+1)	1,020 (+6%)	10mo	$93,500	$92	45

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: -16.8%
• Equity multiple: 0.40×
• Total profit: $-13,423
• Equity at exit: $12,006

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-11,965
• Equity at exit: $6,962

Cash invested: $22,546 (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: 8.1×

Monthly cashflow live

• Estimated rent: $824 high
• Mortgage (P&I): −$422
• Tax from tax record: −$202 /mo · $2,424/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $-7

Break-even live

Break-even rent $833

Max offer price $79,272

Occupancy floor 96%

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: $20,130
• Closing costs: $2,416
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
706 S 2nd Ave W Unit 706 Newton, IA	1.0	1.0	550	$625	$1.14	44d	1	0.19mi
320 W 3rd St N Unit 207 Newton, IA	1.0	1.0	609	$1,050	$1.72	44d	1	0.38mi
320 W 3rd St N Unit 112 Newton, IA	2.0	2.0	845	$1,295	$1.53	14d	1	0.38mi
602 E 2nd St S Newton, IA	2.0	1.0	750	$775	$1.03	44d	1	0.40mi
126 E 5th St S Newton, IA	1.0	1.0	550	$599	$1.09	23d	1	0.58mi
427 N 2nd Ave E Newton, IA	1.0	1.0	575	$599	$1.04	44d	1	0.58mi
723 E 6th St S Newton, IA	2.0	1.0	650	$775	$1.19	44d	1	0.69mi
701 N 2nd Ave E Newton, IA	2.0	1.0	1100	$875	$0.80	14d	1	0.73mi
605 E 7 1/2 St N Newton, IA	2.0	1.0	672	$1,200	$1.79	44d	1	0.91mi
726 E 8th St N Newton, IA	1.0	1.0	708	$895	$1.26	14d	1	1.02mi
1800 W 4th St N Newton, IA	1.0–3.0	1.0–2.0	792	$710	$0.90	14d	7	1.32mi
500 E 17th St S Unit 28 Newton, IA	2.0	1.0	850	$850	$1.00	21d	1	1.38mi
500 E 17th St S Unit 22 Newton, IA	2.0	1.0	850	$950	$1.12	21d	1	1.39mi
1026 E 12th St N Newton, IA	2.0	1.0	780	$725	$0.93	14d	1	1.40mi
1026 E 12th St N Newton, IA	1.0	1.0	590	$625	$1.06	21d	1	1.40mi

Listing history 43 events

1. 2026-06-18
   days on market $80,520 Active 180 DOM
2. 2026-06-17
   days on market $80,520 Active 179 DOM
3. 2026-06-16
   days on market $80,520 Active 178 DOM
4. 2026-06-15
   days on market $80,520 Active 177 DOM
5. 2026-06-14
   days on market $80,520 Active 175 DOM
6. 2026-06-13
   days on market $80,520 Active 174 DOM
7. 2026-06-10
   days on market $80,520 Active 172 DOM
8. 2026-06-09
   days on market $80,520 Active 171 DOM
9. 2026-06-08
   days on market $80,520 Active 170 DOM
10. 2026-06-07
    days on market $80,520 Active 169 DOM
11. 2026-06-05
    days on market $80,520 Active 166 DOM
12. 2026-06-03
    days on market $80,520 Active 165 DOM
13. 2026-06-02
    days on market $80,520 Active 164 DOM
14. 2026-06-01
    days on market $80,520 Active 163 DOM
15. 2026-05-31
    days on market $80,520 Active 162 DOM
16. 2026-05-31
    days on market $80,520 Active 161 DOM
17. 2026-05-20
    price $80,520 329-char remark

    Show marketing remark (329 chars)

    Investor special. If you are looking for a home to flip or put sweat equity in this home has potential. The large 2 stall garage gives you plenty of storage space. The home has a nice sized living room with a fireplace. The galley Kitchen has a cutout to serve the dining room. The home is being sold as is and can close quickly.

18. 2026-04-21
    price $85,870 329-char remark

    Show marketing remark (329 chars)

    Investor special. If you are looking for a home to flip or put sweat equity in this home has potential. The large 2 stall garage gives you plenty of storage space. The home has a nice sized living room with a fireplace. The galley Kitchen has a cutout to serve the dining room. The home is being sold as is and can close quickly.

19. 2026-03-20
    price $91,220 329-char remark

    Show marketing remark (329 chars)

    Investor special. If you are looking for a home to flip or put sweat equity in this home has potential. The large 2 stall garage gives you plenty of storage space. The home has a nice sized living room with a fireplace. The galley Kitchen has a cutout to serve the dining room. The home is being sold as is and can close quickly.

20. 2026-02-20
    price $96,570 329-char remark

    Show marketing remark (329 chars)

    Investor special. If you are looking for a home to flip or put sweat equity in this home has potential. The large 2 stall garage gives you plenty of storage space. The home has a nice sized living room with a fireplace. The galley Kitchen has a cutout to serve the dining room. The home is being sold as is and can close quickly.

21. 2026-01-20
    price $101,650 329-char remark

    Show marketing remark (329 chars)

    Investor special. If you are looking for a home to flip or put sweat equity in this home has potential. The large 2 stall garage gives you plenty of storage space. The home has a nice sized living room with a fireplace. The galley Kitchen has a cutout to serve the dining room. The home is being sold as is and can close quickly.

22. 2025-12-20
    listed $107,000 Active 329-char remark

    Show marketing remark (329 chars)

    Investor special. If you are looking for a home to flip or put sweat equity in this home has potential. The large 2 stall garage gives you plenty of storage space. The home has a nice sized living room with a fireplace. The galley Kitchen has a cutout to serve the dining room. The home is being sold as is and can close quickly.

23. 2023-01-23
    soldstatus $106,500 Closed 372-char remark

    Show marketing remark (372 chars)

    Large Living Room with Gas Fire Place, Formal Dinning Room with Bar Open to the Kitchen with Refrigerator, Stove & Dishwasher. Washer/Dryer in Main Floor Bath Room. All Appliance are included. 2 Bedrooms. Detached 2 Car Garage (24 X 24). Furnace was New November 2021. Water Heater and Water Lines New in January 2019. Roof Looks Good. Don't let this Home Get Away.

24. 2023-01-23
    soldstatus $106,500

    Show marketing remark (372 chars)

    Large Living Room with Gas Fire Place, Formal Dinning Room with Bar Open to the Kitchen with Refrigerator, Stove & Dishwasher. Washer/Dryer in Main Floor Bath Room. All Appliance are included. 2 Bedrooms. Detached 2 Car Garage (24 X 24). Furnace was New November 2021. Water Heater and Water Lines New in January 2019. Roof Looks Good. Don't let this Home Get Away.

25. 2022-12-31
    status Pending 372-char remark

    Show marketing remark (372 chars)

    Large Living Room with Gas Fire Place, Formal Dinning Room with Bar Open to the Kitchen with Refrigerator, Stove & Dishwasher. Washer/Dryer in Main Floor Bath Room. All Appliance are included. 2 Bedrooms. Detached 2 Car Garage (24 X 24). Furnace was New November 2021. Water Heater and Water Lines New in January 2019. Roof Looks Good. Don't let this Home Get Away.

26. 2022-09-16
    price $110,000 372-char remark

    Show marketing remark (372 chars)

    Large Living Room with Gas Fire Place, Formal Dinning Room with Bar Open to the Kitchen with Refrigerator, Stove & Dishwasher. Washer/Dryer in Main Floor Bath Room. All Appliance are included. 2 Bedrooms. Detached 2 Car Garage (24 X 24). Furnace was New November 2021. Water Heater and Water Lines New in January 2019. Roof Looks Good. Don't let this Home Get Away.

27. 2022-07-16
    listed $120,000 Active 372-char remark

    Show marketing remark (372 chars)

    Large Living Room with Gas Fire Place, Formal Dinning Room with Bar Open to the Kitchen with Refrigerator, Stove & Dishwasher. Washer/Dryer in Main Floor Bath Room. All Appliance are included. 2 Bedrooms. Detached 2 Car Garage (24 X 24). Furnace was New November 2021. Water Heater and Water Lines New in January 2019. Roof Looks Good. Don't let this Home Get Away.

28. 2019-02-15
    soldstatus $70,000
29. 2019-02-15
    soldstatus $69,000
30. 2019-02-14
    soldstatus $68,800 Sold
31. 2018-11-29
    status Pending
32. 2018-10-16
    price $67,900
33. 2018-09-13
    listed $69,000 Active
34. 2018-02-19
    historical
35. 2017-11-27
    listed $74,900
36. 2017-01-11
    soldstatus $70,000
37. 2015-04-10
    soldstatus $18,000
38. 2014-11-05
    historical
39. 2014-11-04
    listed $26,900
40. 2014-03-25
    listed $39,900
41. 2010-06-30
    historical
42. 2009-07-30
    listed $88,500
43. 2007-05-23
    soldstatus $75,000

ⓘ 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: $2,424 · $202/mo
• Projected year-2 tax: $2,424 · $202/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 2/10 Low
• 🌡 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: $9,885
• − Mortgage interest: −$4,510
• − Property taxes: −$2,424
• − Insurance: −$403
• − Repairs & maintenance: −$791
• − Management: −$791
• − Depreciation: −$2,342
• Taxable loss: −$1,376
• Est. tax savings @ 24.0%: +$330
• After-tax cash flow: $246/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

+7.4% since first listed

27 events — show timeline

• 2026-05-20 Price Changed $80,520 DMMLS
• 2026-04-21 Price Changed $85,870 DMMLS
• 2026-03-20 Price Changed $91,220 DMMLS
• 2026-02-20 Price Changed $96,570 DMMLS
• 2026-01-20 Price Changed $101,650 DMMLS
• 2025-12-20 Listed $107,000 DMMLS
• 2023-01-23 Sold (Public Records) $106,500 Public Records
• 2023-01-23 Sold (MLS) $106,500 DMMLS
• 2022-12-31 Pending — DMMLS
• 2022-09-16 Price Changed $110,000 DMMLS
• 2022-07-16 Listed $120,000 DMMLS
• 2019-02-15 Sold (Public Records) $69,000 Public Records
• 2019-02-15 Sold (Public Records) $70,000 Public Records
• 2019-02-14 Sold (MLS) $68,800 DMMLS
• 2018-11-29 Pending — DMMLS
• 2018-10-16 Price Changed $67,900 DMMLS
• 2018-09-13 Listed $69,000 DMMLS
• 2018-02-19 Listing Removed — DMMLS
• 2017-11-27 Listed $74,900 DMMLS
• 2017-01-11 Sold (Public Records) $70,000 Public Records
• 2015-04-10 Sold (MLS) $18,000 DMMLS
• 2014-11-05 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2014-11-04 Listed $26,900 DMMLS
• 2014-03-25 Listed $39,900 NORTHSTARMLS as Distributed by MLS Grid
• 2010-06-30 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-07-30 Listed $88,500 NORTHSTARMLS as Distributed by MLS Grid
• 2007-05-23 Sold (Public Records) $75,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,424 · +0.5% YoY. Source: county tax records.