1251 Sampson St · Des Moines, IA 50316

$125,000

2 bd · 1.0 ba · 986 sqft · Townhouse public records · 131 Days on market

Built 1980 4,970 sqft lot $127/sqft · 17% above area Est $107k · 17% over

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Why this score? — see what drove the D 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 +17.8/30.0
• DSCR +5.6/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well-kept end-unit offering large bedrooms, great natural light, and durable laminate flooring throughout. This 2-bedroom, 1-bath home features a dry full basement for extra storage and a detached 1-car garage. Investors, don’t miss this opportunity — ask about a packaged sale including 1211, 1213, 1215, and 1251 Sampson Avenue for a turnkey multi-property investment.

Key facts

• Dry full basement
• Natural light
• Detached garage

Tags

• NATURAL LIGHT
• DURABLE LAMINATE FLOORING
• DRY FULL BASEMENT
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $125k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (0.8% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.1% in Des Moines — 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 81/100 on livability (#63 in IA, #1,432 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools D+, crime F.
• Des Moines Independent Community School District (urban): math 43% / reading 46% proficiency, ranked #289 of 289 in IA (top 100%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 105 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,953 units permitted in Polk County in 2024 (540 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Polk County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.99% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.50%
• DSCR: 1.16
• GRM: 8.4

CMA / ARV

• ARV (median comp): $106,501
• List price: $125,000
• Delta: 17.37%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-13,736
• Equity at exit: $18,638

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-3,491
• Equity at exit: $10,808

Cash invested: $35,000 (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 50316

• Home prices YoY: -29.5%
• Active inventory: 105
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,240 high
• Mortgage (P&I): −$656
• Tax from tax record: −$170 /mo · $2,038/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $102

Break-even live

Break-even rent $1,111

Max offer price $125,000

Occupancy floor 87%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1364 Idaho St Des Moines, IA	2.0	1.0	804	$1,195	$1.49	23d	1	0.40mi
1713 Lyon St Des Moines, IA	3.0	1.0	834	$1,045	$1.25	21d	1	0.42mi
1525 Des Moines St Des Moines, IA	3.0	1.0	928	$1,195	$1.29	44d	1	0.56mi
1513 Des Moines St Des Moines, IA	3.0	1.0	900	$995	$1.11	23d	1	0.58mi
410 E 17th St Des Moines, IA	3.0	1.0	1000	$1,695	$1.70	44d	1	0.60mi
1301 E 12th St Unit 2 Des Moines, IA	2.0	1.0	995	$795	$0.80	23d	1	0.65mi
1441 Capitol Ave Apt 16 Des Moines, IA	1.0	1.0	650	$550	$0.85	14d	1	0.74mi
1419 Capitol Ave Des Moines, IA	1.0	1.0	680	$750	$1.10	23d	1	0.77mi
922 Walker St Des Moines, IA	3.0	1.0	864	$1,295	$1.50	23d	1	0.83mi
2120 Capitol Ave Des Moines, IA	3.0	1.0	973	$1,395	$1.43	44d	1	0.89mi
1726 E 24th St Des Moines, IA	3.0	1.0	850	$1,295	$1.52	44d	1	1.04mi
2121 E 23rd St Des Moines, IA	3.0	1.0	972	$1,395	$1.44	44d	1	1.15mi
700 E 5th St Des Moines, IA	4.0	1.0–1.5	686	$1,008	$1.47	14d	25	1.29mi
660 E 5th St Des Moines, IA	1.0	1.0	507	$1,197	$2.36	14d	21	1.30mi
317 E 6th St Apt 115 Des Moines, IA	1.0	1.0	655	$1,375	$2.10	44d	1	1.30mi
220 Maple St Des Moines, IA	1.0–3.0	1.0–3.0	1158	$2,028	$1.75	14d	9	1.33mi
309 E 5th St #406 Des Moines, IA	1.0	1.0	1057	$1,700	$1.61	44d	1	1.37mi
418 E Grand Ave Des Moines, IA	2.0	1.0	499	$1,495	$2.99	14d	9	1.37mi
300 E Grand Ave Des Moines, IA	2.0	1.0–2.0	734	$1,500	$2.04	14d	4	1.40mi
333 E Grand Ave Des Moines, IA	2.0	1.0–2.0	668	$1,450	$2.17	23d	4	1.43mi
601 E Vine St Des Moines, IA	2.0	1.0–2.0	730	$1,595	$2.18	19d	19	1.43mi
350 E Locust St Unit 403 Des Moines, IA	1.0	1.0	800	$1,200	$1.50	44d	1	1.44mi
201 SE 6th St Des Moines, IA	2.0	1.0–2.0	835	$1,660	$1.99	14d	11	1.49mi
2726 Des Moines St Des Moines, IA	2.0	1.0	975	$1,295	$1.33	44d	1	1.50mi

Listing history 5 events

1. 2026-06-02
   days on market $125,000 Active 131 DOM
2. 2026-06-01
   days on market $125,000 Active 130 DOM
3. 2026-05-31
   days on market $125,000 Active 129 DOM
4. 2026-05-31
   days on market $125,000 Active 128 DOM
5. 2026-01-22
   listed $125,000 Active 382-char remark

   Show marketing remark (382 chars)

   Well-kept end-unit offering large bedrooms, great natural light, and durable laminate flooring throughout. This 2-bedroom, 1-bath home features a dry full basement for extra storage and a detached 1-car garage. Investors, don’t miss this opportunity — ask about a packaged sale including 1211, 1213, 1215, and 1251 Sampson Avenue for a turnkey multi-property investment.

ⓘ 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: $2,038 · $170/mo
• Projected year-2 tax: $2,038 · $170/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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,877
• − Mortgage interest: −$7,002
• − Property taxes: −$2,038
• − Insurance: −$625
• − Repairs & maintenance: −$1,190
• − Management: −$1,190
• − Depreciation: −$3,636
• Taxable loss: −$805
• Est. tax savings @ 24.0%: +$193
• After-tax cash flow: $1,416/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: Des Moines Independent Community School District
• NCES district ID: 1908970
• Math proficiency: 43% ▼ -6.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $45,905
• Composite: 37.83/100
• National rank: #4331
• State rank: #289 of 289 in IA

Livability — Des Moines

• Score: 81/100
• State rank: #63
• US rank: #1432

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Des Moines, IA
• City population: 203,612
• Population (ZIP): 16,188

Population outlook (Polk County) Hauer SSP2

• Today (2025): 548,042 people
• By 2030: 588,557 · +7.4%
• By 2040: 670,629 · +22.4%
• By 2050: 752,830 · +37.4%
• By 2075: 955,069 · +74.3%
• By 2100: 1,115,436 · +103.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 48% Hispanic / Latino 27% Black 12% Two or more races 12% Asian 7% Native American 1%
• Hispanic origin (detail): Mexican 21% Puerto Rican 1%
• Common ancestry: Portuguese 2% Slovak 1% Iranian 1%
• Foreign-born: 16% · Canada, Vietnam, Philippines
• Languages at home: 69% English-only · Spanish 20% Other Asian/Pacific 3% Vietnamese 2%

Political lean MEDSL · Polk

• 2024 margin: D (+10.9) · D 54.8% · R 43.9% · Other 1.3%
• 2008→2024 swing: -3.7pp toward R · 2008: 14.6pp · 2024: 10.9pp
• All cycles: 2024: D+10.9 2020: D+15.2 2016: D+11.5 2012: D+14.2 2008: D+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -121.34%
• Current HPI: 290.3838
• 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

1 event — show timeline

• 2026-01-22 Listed $125,000 DMMLS

Property tax history

+2.7%/yr

Latest (2025): $2,038 · +2.1% YoY. Source: county tax records.