410 E 8th St S · Newton, IA 50208

$75,000

2 bd · 1.5 ba · 1,494 sqft · SingleFamily public records · 2 Days on market

Built 1910 0.30 ac lot

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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).

• Cash flow +22.2/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +6.4/10.0
• 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

Investment opportunity with endless possibilities! Situated on a large lot, this home offers 1,344 square feet of living space on the main level featuring 2 bedrooms and 1 bathroom. The unfinished attic provides potential for additional living space, storage, or future expansion.

Key facts

• Large lot
• Unfinished attic
• 0.3 acre lot

Tags

• LARGE LOT
• UNFINISHED ATTIC
• ADDITIONAL LIVING SPACE

Property features AI

Finance

• Financial info: Annual tax amount available

Exterior

• Utilities: Public sewer
• Home design: Single-story home
• Construction: Block foundation; Asphalt shingle roof; Below-grade finished area of about 150
• Exterior features: Rectangular lot; Concrete road access; Lot dimensions approximately 66 x 198

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating using natural gas
• Interior features: Unfinished basement (has basement)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($857 rent vs $75k).
• Cap rate 8.3% 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; 2 comparable units currently listed for rent nearby; 16 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% 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 $519 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1910 — 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: 1.14% ✓
• Cap rate: 8.25%
• Cash-on-cash: 7.00%
• DSCR: 1.31
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $227,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 E 2nd St S	0.49mi	2/2.0	1,450 (-3%)	3mo	$221,000	$152	68
1115 S 13th Ave E	0.60mi	3/2.0 (+1)	1,491 (-0%)	1mo	$239,500	$161	64
903 E 14th St S	0.50mi	3/2.0 (+1)	1,545 (+3%)	1mo	$175,000	$113	64
1305 S 12th Ave E	0.59mi	3/1.5 (+1)	1,381 (-8%)	1mo	$244,900	$177	54
611 W 2nd St S	0.63mi	3/2.0 (+1)	1,465 (-2%)	10mo	$227,130	$155	52
1401 S 6th Ave E	0.42mi	3/1.0 (+1)	1,316 (-12%)	3mo	$185,000	$141	51
725 N 2nd Ave E	0.29mi	3/2.5 (+1)	1,310 (-12%)	8mo	$185,000	$141	50
229 E 13th St N	0.47mi	3/1.5 (+1)	1,299 (-13%)	8mo	$164,000	$126	45
321 E 9th St N	0.42mi	3/1.0 (+1)	1,315 (-12%)	12mo	$142,500	$108	43
512 E 8th St N	0.53mi	3/3.0 (+1)	1,300 (-13%)	1mo	$252,000	$194	42
519 E 19th St S	0.75mi	3/1.0 (+1)	1,364 (-9%)	12mo	$140,000	$103	34
1439 N 6th Ave E	0.73mi	3/2.5 (+1)	1,700 (+14%)	5mo	$353,000	$208	30

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-4,318
• Equity at exit: $11,183

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $6,427
• Equity at exit: $6,485

Cash invested: $21,000 (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: 7.3×

Monthly cashflow live

• Estimated rent: $857 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$130 /mo · $1,558/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $122

Break-even live

Break-even rent $702

Max offer price $75,000

Occupancy floor 81%

Sensitivity live

Price	-10% $165	-5% $144	+0% $122	+5% $101	+10% $80
Rent	-10% $55	-5% $89	+0% $122	+5% $156	+10% $190
Rate	-1.0pp $160	-0.5pp $142	base $122	+0.5pp $103	+1.0pp $83

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 N 2nd Ave E Newton, IA	2.0	1.0	1100	$875	$0.80	15d	1	0.33mi
220 E 28th St N Newton, IA	2.0–3.0	2.0	877	$805	$0.92	15d	3	1.34mi

Listing history 3 events

1. 2026-06-18
   days on market $75,000 Active 2 DOM
2. 2026-06-16
   remarks 280-char remark
3. 2026-06-16
   listed $75,000 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: $1,558 · $130/mo
• Projected year-2 tax: $1,558 · $130/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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°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: $10,281
• − Mortgage interest: −$4,201
• − Property taxes: −$1,558
• − Insurance: −$375
• − Repairs & maintenance: −$823
• − Management: −$823
• − Depreciation: −$2,182
• Taxable income: $320
• Est. tax owed @ 24.0%: −$77
• After-tax cash flow: $1,393/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

1 event — show timeline

• 2026-06-16 Listed $75,000 DMMLS

Property tax history

+1.4%/yr

Latest (2025): $1,558 · +0.8% YoY. Source: county tax records.