118 W 11th St N · Newton, IA 50208

$170,900

4 bd · 2.0 ba · 1,568 sqft · Townhouse public records · 9 Days on market

Built 2001 8,778 sqft lot Est $262k · 35% 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 +12.4/30.0
• Schools +5.1/10.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rental opportunity for an investor! This well maintained side by side duplex features 2 bedrooms per unit, large concrete shared driveway and storage sheds.

Key facts

• Built 2001
• Listed 9 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family property
• Construction: Wood siding; Asphalt shingle roof; Poured slab foundation
• Exterior features: Concrete road frontage; Zoned residential

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: 4 main-level bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Window cooling units
• Interior features: Resale condition
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath townhouse listed at $171k.

Deal economics

• At list price, monthly cash flow is $-28 ($-339/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (11.3% below list).
• Recommended offer: $152k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1k of loan paydown is wiped out by about $5k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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 $110k; list at $171k implies a 55% gain — meaningful room to come down on a strong offer.

Recommended offer $151,559 (11.3% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.71%
• DSCR: 0.97
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $261,856
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Chancery Ct	0.20mi	3/2.0 (-1)	1,764 (+12%)	3mo	$120,000	$68	62
8 Chancery Ct	0.18mi	3/2.0 (-1)	1,764 (+12%)	10mo	$295,000	$167	58
614/616 S 8th Ave W	0.55mi	4/2.0	1,664 (+6%)	17mo	$234,900	$141	50
1450 Cardinal Ridge Dr	0.51mi	3/2.0 (-1)	1,640 (+5%)	21mo	$334,500	$204	46

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: -17.4%
• Equity multiple: 0.38×
• Total profit: $-29,444
• Equity at exit: $25,482

10-year hold

• IRR: -9.4%
• Equity multiple: 0.42×
• Total profit: $-27,754
• Equity at exit: $14,776

Cash invested: $47,852 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,516 medium
• Mortgage (P&I): −$896
• Tax from tax record: −$258 /mo · $3,098/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $-28

Break-even live

Break-even rent $1,551

Max offer price $165,905

Occupancy floor 97%

Sensitivity live

Price	-10% $68	-5% $20	+0% $-28	+5% $-77	+10% $-125
Rent	-10% $-148	-5% $-88	+0% $-28	+5% $32	+10% $91
Rate	-1.0pp $58	-0.5pp $15	base $-28	+0.5pp $-73	+1.0pp $-118

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: $42,725
• Closing costs: $5,127
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.20mi
527 1st Ave W Newton, IA	4.0	2.0	2136	$1,850	$0.87	45d	1	0.29mi
712 W 12th St S Newton, IA	3.0	2.5	2087	$1,700	$0.81	25d	1	0.49mi

Listing history 7 events

1. 2026-06-21
   days on market $170,900 Active 9 DOM
2. 2026-06-18
   days on market $170,900 Active 6 DOM
3. 2026-06-17
   days on market $170,900 Active 5 DOM
4. 2026-06-16
   days on market $170,900 Active 4 DOM
5. 2026-06-15
   days on market $170,900 Active 3 DOM
6. 2026-06-13
   remarks 325-char remark
7. 2026-06-13
   listed $170,900 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: $3,098 · $258/mo
• Projected year-2 tax: $3,098 · $258/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: $18,187
• − Mortgage interest: −$9,573
• − Property taxes: −$3,098
• − Insurance: −$854
• − Repairs & maintenance: −$1,455
• − Management: −$1,455
• − Depreciation: −$4,972
• Taxable loss: −$3,220
• Est. tax savings @ 24.0%: +$773
• After-tax cash flow: $433/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

+42.4% since first listed

5 events — show timeline

• 2026-06-12 Listed $170,900 DMMLS
• 2020-09-17 Sold (MLS) $110,000 IAR
• 2020-09-17 Sold (MLS) $110,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-07-14 Listed $120,000 IAR
• 2020-07-14 Listed $120,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+4.7%/yr

Latest (2025): $3,098 · +0.6% YoY. Source: county tax records.