1116 1st Ave W · Newton, IA 50208

$124,900

3 bd · 1.0 ba · 1,518 sqft · SingleFamily public records · 127 Days on market

Built 1910 3,050 sqft lot $82/sqft · 25% below area Est $166k · 25% 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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.3/10.0
• 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 3-bedroom, 1-bath home has been completely refreshed and is ready for its next owner. The kitchen and bathroom have been fully updated, and all new flooring runs throughout the home. Other improvements include a new roof and updated plumbing. Relax on the covered front porch or enjoy the convenient location just minutes from I-80. Affordable, turnkey, and ready to move in—perfect for first-time buyers or investors

Key facts

• Covered front porch
• Convenient location
• New roof

Tags

• FULLY UPDATED KITCHEN
• UPDATED PLUMBING
• NEW ROOF
• COVERED FRONT PORCH
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $864 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 127 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $125k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $109,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.13% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.55%
• DSCR: 1.34
• GRM: 7.4

CMA / ARV

• ARV (median comp): $165,740
• List price: $124,900
• Delta: -24.64%
• 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
121 W 10th St N	0.10mi	3/2.0	1,584 (+4%)	13mo	$147,500	$93	74
508 W 14th St N	0.39mi	4/2.0 (+1)	1,506 (-1%)	0mo	$194,000	$129	71
625 S 3rd Ave W	0.32mi	3/1.5	1,620 (+7%)	5mo	$122,500	$76	67
816 N 7th Ave W	0.42mi	3/2.5	1,442 (-5%)	8mo	$149,000	$103	60
618 S 6th Ave W	0.44mi	4/2.0 (+1)	1,631 (+7%)	1mo	$275,500	$169	57
210 W 13th St S	0.17mi	3/2.5	1,290 (-15%)	5mo	$226,600	$176	57
705 W 9th St N	0.48mi	3/2.0	1,680 (+11%)	1mo	$595,000	$354	55
705 S 4th Ave W	0.34mi	3/1.5	1,350 (-11%)	12mo	$170,000	$126	54
611 W 2nd St S	0.71mi	3/2.0	1,465 (-4%)	10mo	$227,130	$155	49
615 S 8th Ave W	0.56mi	3/1.5	1,375 (-9%)	10mo	$180,000	$131	48
1007 S 5th Ave W	0.30mi	4/1.5 (+1)	1,736 (+14%)	12mo	$290,000	$167	45
1005 W 8th St N	0.70mi	2/3.0 (-1)	1,726 (+14%)	2mo	$356,000	$206	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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-6,188
• Equity at exit: $18,623

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $12,818
• Equity at exit: $10,799

Cash invested: $34,972 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$188 /mo · $2,260/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $220

Break-even live

Break-even rent $1,133

Max offer price $124,900

Occupancy floor 79%

Sensitivity live

Price	-10% $291	-5% $255	+0% $220	+5% $185	+10% $149
Rent	-10% $108	-5% $164	+0% $220	+5% $276	+10% $331
Rate	-1.0pp $283	-0.5pp $252	base $220	+0.5pp $188	+1.0pp $155

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.24mi
527 1st Ave W Newton, IA	4.0	2.0	2136	$1,850	$0.87	46d	1	0.34mi
712 W 12th St S Newton, IA	3.0	2.5	2087	$1,700	$0.81	25d	1	0.48mi
701 N 2nd Ave E Newton, IA	2.0	1.0	1100	$875	$0.80	16d	1	1.11mi

Listing history 39 events

1. 2026-06-21
   days on market $124,900 Active 127 DOM
2. 2026-06-18
   days on market $124,900 Active 124 DOM
3. 2026-06-17
   days on market $124,900 Active 123 DOM
4. 2026-06-16
   days on market $124,900 Active 122 DOM
5. 2026-06-15
   days on market $124,900 Active 121 DOM
6. 2026-06-14
   days on market $124,900 Active 119 DOM
7. 2026-06-13
   days on market $124,900 Active 118 DOM
8. 2026-06-10
   days on market $124,900 Active 116 DOM
9. 2026-06-09
   days on market $124,900 Active 115 DOM
10. 2026-06-08
    days on market $124,900 Active 114 DOM
11. 2026-06-07
    days on market $124,900 Active 113 DOM
12. 2026-06-05
    days on market $124,900 Active 110 DOM
13. 2026-06-03
    days on market $124,900 Active 109 DOM
14. 2026-06-02
    days on market $124,900 Active 108 DOM
15. 2026-06-01
    days on market $124,900 Active 107 DOM
16. 2026-05-31
    days on market $124,900 Active 106 DOM
17. 2026-05-31
    days on market $124,900 Active 105 DOM
18. 2026-05-12
    status Active 428-char remark

    Show marketing remark (428 chars)

    This 3-bedroom, 1-bath home has been completely refreshed and is ready for its next owner. The kitchen and bathroom have been fully updated, and all new flooring runs throughout the home. Other improvements include a new roof and updated plumbing. Relax on the covered front porch or enjoy the convenient location just minutes from I-80. Affordable, turnkey, and ready to move in—perfect for first-time buyers or investors

19. 2026-04-30
    status Pending 428-char remark

    Show marketing remark (428 chars)

    This 3-bedroom, 1-bath home has been completely refreshed and is ready for its next owner. The kitchen and bathroom have been fully updated, and all new flooring runs throughout the home. Other improvements include a new roof and updated plumbing. Relax on the covered front porch or enjoy the convenient location just minutes from I-80. Affordable, turnkey, and ready to move in—perfect for first-time buyers or investors

20. 2026-04-21
    price $124,900 428-char remark

    Show marketing remark (428 chars)

    This 3-bedroom, 1-bath home has been completely refreshed and is ready for its next owner. The kitchen and bathroom have been fully updated, and all new flooring runs throughout the home. Other improvements include a new roof and updated plumbing. Relax on the covered front porch or enjoy the convenient location just minutes from I-80. Affordable, turnkey, and ready to move in—perfect for first-time buyers or investors

21. 2026-02-02
    listed $135,000 Active 428-char remark

    Show marketing remark (428 chars)

    This 3-bedroom, 1-bath home has been completely refreshed and is ready for its next owner. The kitchen and bathroom have been fully updated, and all new flooring runs throughout the home. Other improvements include a new roof and updated plumbing. Relax on the covered front porch or enjoy the convenient location just minutes from I-80. Affordable, turnkey, and ready to move in—perfect for first-time buyers or investors

22. 2025-11-14
    historical
23. 2025-09-12
    price $159,900
24. 2025-07-25
    price $162,300
25. 2025-07-17
    price $162,400
26. 2025-05-27
    price $162,500
27. 2025-03-21
    listed $164,500 Active
28. 2024-10-28
    soldstatus $52,500 Closed
29. 2024-09-30
    status Pending
30. 2024-08-23
    listed $62,000 Active
31. 2018-02-09
    soldstatus $75,000
32. 2018-02-07
    soldstatus $75,000
33. 2017-08-23
    listed $75,000
34. 2015-01-16
    historical
35. 2014-10-16
    listed $39,900
36. 2012-04-16
    historical
37. 2011-10-16
    listed $29,000
38. 2011-10-01
    historical
39. 2011-04-01
    listed $49,000

ⓘ 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: $2,260 · $188/mo
• Projected year-2 tax: $2,260 · $188/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: $16,942
• − Mortgage interest: −$6,996
• − Property taxes: −$2,260
• − Insurance: −$624
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$3,633
• Taxable income: $717
• Est. tax owed @ 24.0%: −$172
• After-tax cash flow: $2,468/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

+154.9% since first listed

22 events — show timeline

• 2026-05-12 Relisted — DMMLS
• 2026-04-30 Pending — DMMLS
• 2026-04-21 Price Changed $124,900 DMMLS
• 2026-02-02 Listed $135,000 DMMLS
• 2025-11-14 Listing Removed — DMMLS
• 2025-09-12 Price Changed $159,900 DMMLS
• 2025-07-25 Price Changed $162,300 DMMLS
• 2025-07-17 Price Changed $162,400 DMMLS
• 2025-05-27 Price Changed $162,500 DMMLS
• 2025-03-21 Listed $164,500 DMMLS
• 2024-10-28 Sold (MLS) $52,500 DMMLS
• 2024-09-30 Pending — DMMLS
• 2024-08-23 Listed $62,000 DMMLS
• 2018-02-09 Sold (Public Records) $75,000 Public Records
• 2018-02-07 Sold (MLS) $75,000 DMMLS
• 2017-08-23 Listed $75,000 DMMLS
• 2015-01-16 Listing Removed — DMMLS
• 2014-10-16 Listed $39,900 DMMLS
• 2012-04-16 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-10-16 Listed $29,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-10-01 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2011-04-01 Listed $49,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+8.3%/yr

Latest (2025): $2,260 · -35.8% YoY. Source: county tax records.