1319 E 9th St · Des Moines, IA 50316

$149,000

3 bd · 1.0 ba · 1,131 sqft · SingleFamily public records · 29 Days on market

Built 1870 9,700 sqft lot Est $215k · 31% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.5/30.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very old 1.5 story house in poor condition. Major remodeling is needed. There is a basement and a 2 car detached garage.

Key facts

• 9,700 sq ft lot
• Built 1870
• Listed 29 days

Tags

• EASY ACCESS TO SHOPPING
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO MAJOR HIGHWAYS
• CENTRALLY LOCATED AREA

Property features AI

Finance

• Financial info: Annual property tax approximately $2,378.72

Exterior

• Home design: Zoning: N3C
• Construction: Lot size about 0.223 acres
• Exterior features: Lot dimensions approximately 50 x 194 feet

Interior

• Interior features: Main level bedrooms: 4; Full bathrooms: 2

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $-48 ($-577/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (16.3% below list).
• Recommended offer: $125k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1k 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 29 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $23k; list at $149k implies a 548% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $124,649 (16.3% 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. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.84% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $214,890
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1323 E 13th St	0.16mi	2/2.0 (-1)	1,140 (+1%)	5mo	$75,000	$66	78
1019 E 8th St	0.35mi	2/1.0 (-1)	1,120 (-1%)	2mo	$67,000	$60	75
1613 York St	0.43mi	3/2.0	1,103 (-2%)	2mo	$240,000	$218	70
819 Cleveland Ave	0.14mi	2/1.0 (-1)	980 (-13%)	1mo	$128,000	$131	66
1306 E 15th St	0.42mi	4/2.0 (+1)	1,156 (+2%)	6mo	$279,900	$242	63
1112 Fremont St	0.28mi	2/1.0 (-1)	1,008 (-11%)	6mo	$65,000	$64	58
917 E 12th St	0.40mi	4/1.5 (+1)	1,016 (-10%)	2mo	$195,000	$192	56
1801 York St	0.57mi	3/2.0	1,258 (+11%)	2mo	$172,000	$137	49
1245 E 16th St	0.59mi	3/2.0	1,285 (+14%)	1mo	$277,000	$216	45
1400 Mattern Ave	0.66mi	3/2.0	988 (-13%)	3mo	$187,500	$190	42
1913 E 13th St	0.64mi	2/1.0 (-1)	1,298 (+15%)	6mo	$194,600	$150	36
1443 Wilson Ave	0.74mi	2/1.0 (-1)	970 (-14%)	4mo	$199,000	$205	33

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-27,185
• Equity at exit: $22,216

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-27,530
• Equity at exit: $12,883

Cash invested: $41,720 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,246 high
• Mortgage (P&I): −$781
• Tax from tax record: −$189 /mo · $2,272/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-48

Break-even live

Break-even rent $1,307

Max offer price $140,510

Occupancy floor 99%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1301 E 12th St Unit 2 Des Moines, IA	2.0	1.0	995	$795	$0.80	23d	1	0.09mi
1354 E 12th St Des Moines, IA	2.0	1.0	1300	$925	$0.71	43d	1	0.11mi
915 E Washington Ave Des Moines, IA	3.0	1.0	1457	$1,450	$1.00	23d	1	0.31mi
1364 Idaho St Des Moines, IA	2.0	1.0	804	$1,195	$1.49	23d	1	0.37mi
1530 E 14th St Des Moines, IA	3.0	2.0	1428	$1,900	$1.33	14d	1	0.40mi
922 Walker St Des Moines, IA	3.0	1.0	864	$1,295	$1.50	23d	1	0.44mi
220 Maple St Des Moines, IA	1.0–3.0	1.0–3.0	1158	$2,673	$2.31	14d	9	0.75mi
700 E 5th St Des Moines, IA	4.0	1.0–1.5	686	$1,092	$1.59	14d	25	0.77mi
1513 Des Moines St Des Moines, IA	3.0	1.0	900	$995	$1.11	23d	1	0.80mi
1525 Des Moines St Des Moines, IA	3.0	1.0	928	$1,195	$1.29	43d	1	0.81mi
1713 Lyon St Des Moines, IA	3.0	1.0	834	$1,045	$1.25	21d	1	0.92mi
300 E Grand Ave Des Moines, IA	2.0	1.0–2.0	734	$1,500	$2.04	14d	4	0.94mi
333 E Grand Ave Des Moines, IA	2.0	1.0–2.0	668	$1,450	$2.17	23d	4	0.98mi
410 E 17th St Des Moines, IA	3.0	1.0	1000	$1,695	$1.70	43d	1	1.02mi
1513 Dean Ave Des Moines, IA	4.0	1.0	1472	$1,795	$1.22	43d	1	1.04mi
601 E Vine St Des Moines, IA	2.0	1.0–2.0	730	$1,595	$2.18	18d	19	1.19mi
1438 9th St Des Moines, IA	2.0	1.0	700	$745	$1.06	21d	1	1.24mi
201 SE 6th St Des Moines, IA	2.0	1.0–2.0	835	$1,660	$1.99	14d	11	1.25mi
913 Day St Des Moines, IA	2.0	1.0	800	$900	$1.12	23d	1	1.33mi
401 SE 6th St Des Moines, IA	1.0–2.0	1.0	764	$1,397	$1.83	14d	6	1.35mi
615 Park St Des Moines, IA	2.0	1.0	611	$1,180	$1.93	43d	13	1.36mi
615 Park St Des Moines, IA	2.0	1.0	611	$1,215	$1.99	44d	10	1.36mi
3103 E 7th St Des Moines, IA	2.0	1.0	960	$1,200	$1.25	43d	1	1.41mi
101 2nd Ave Des Moines, IA	1.0–2.0	1.0–2.0	948	$1,224	$1.29	14d	21	1.41mi
1914 10th St Des Moines, IA	2.0	1.0	740	$1,050	$1.42	43d	1	1.43mi
1914 10th St Des Moines, IA	2.0	1.0	740	$1,050	$1.42	23d	1	1.43mi
100 2nd Ave Des Moines, IA	1.0–2.0	1.0–2.0	836	$1,150	$1.37	21d	23	1.46mi
308 Court Ave Des Moines, IA	1.0–2.0	1.0–2.0	844	$1,350	$1.60	14d	11	1.46mi
405 6th Ave Des Moines, IA	2.0	1.0–2.0	737	$1,200	$1.63	14d	14	1.46mi
312 Court Ave Des Moines, IA	1.0–2.0	1.0–2.0	771	$1,347	$1.75	14d	6	1.48mi

Listing history 25 events

1. 2026-06-18
   days on market $149,000 Active 29 DOM
2. 2026-06-17
   days on market $149,000 Active 28 DOM
3. 2026-06-16
   days on market $149,000 Active 27 DOM
4. 2026-06-15
   days on market $149,000 Active 26 DOM
5. 2026-06-14
   days on market $149,000 Active 24 DOM
6. 2026-06-13
   days on market $149,000 Active 23 DOM
7. 2026-06-10
   days on market $149,000 Active 21 DOM
8. 2026-06-09
   days on market $149,000 Active 20 DOM
9. 2026-06-08
   days on market $149,000 Active 19 DOM
10. 2026-06-07
    days on market $149,000 Active 18 DOM
11. 2026-06-05
    days on market $149,000 Active 15 DOM
12. 2026-06-03
    days on market $149,000 Active 14 DOM
13. 2026-06-02
    days on market $149,000 Active 13 DOM
14. 2026-06-01
    days on market $149,000 Active 12 DOM
15. 2026-05-31
    days on market $149,000 Active 11 DOM
16. 2026-05-31
    days on market $149,000 Active 10 DOM
17. 2026-05-20
    listed $149,000 Active
18. 2025-10-13
    historical
19. 2025-07-29
    price $146,000
20. 2025-05-02
    listed $149,000 Active
21. 2017-08-18
    soldstatus $23,000 120-char remark

    Show marketing remark (120 chars)

    Very old 1.5 story house in poor condition. Major remodeling is needed. There is a basement and a 2 car detached garage.

22. 2017-06-19
    listed $29,900 120-char remark

    Show marketing remark (120 chars)

    Very old 1.5 story house in poor condition. Major remodeling is needed. There is a basement and a 2 car detached garage.

23. 2007-10-31
    soldstatus $69,000
24. 2007-10-29
    soldstatus $69,000
25. 2007-03-30
    listed $72,900

ⓘ 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: $2,272 · $189/mo
• Projected year-2 tax: $2,306 · $192/mo
• Expected delta: +$34/yr (+$3/mo · 1.5%)

ⓘ 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: $14,958
• − Mortgage interest: −$8,346
• − Property taxes: −$2,272
• − Insurance: −$745
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$4,335
• Taxable loss: −$3,133
• Est. tax savings @ 24.0%: +$752
• After-tax cash flow: $175/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

+104.4% since first listed

9 events — show timeline

• 2026-05-20 Listed $149,000 DMMLS
• 2025-10-13 Listing Removed — DMMLS
• 2025-07-29 Price Changed $146,000 DMMLS
• 2025-05-02 Listed $149,000 DMMLS
• 2017-08-18 Sold (MLS) $23,000 DMMLS
• 2017-06-19 Listed $29,900 DMMLS
• 2007-10-31 Sold (Public Records) $69,000 Public Records
• 2007-10-29 Sold (MLS) $69,000 DMMLS
• 2007-03-30 Listed $72,900 DMMLS

Property tax history

+2.8%/yr

Latest (2025): $2,272 · +2.1% YoY. Source: county tax records.