3200 Oxford St · Des Moines, IA 50313

$199,900

3 bd · 1.0 ba · 1,165 sqft · SingleFamily public records · 23 Days on market

Built 1939 6,550 sqft lot Est $198k · at est.

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Why this score? — see what drove the F 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 +7.4/30.0
• ARV discount +7.1/15.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming and beautifully updated home with a bright, welcoming feel from the moment you walk in. Freshly painted inside and out, this home offers a clean, move-in ready space you can truly settle into. The spacious living room flows into the dining area, creating a warm and inviting setting filled with natural light. French doors open to the deck, perfect for morning coffee, quiet evenings, or gathering with friends and family. The fully remodeled kitchen features updated cabinetry, modern finishes, and stainless-steel appliances, blending style and everyday functionality. The main level includes two comfortable bedrooms and a full bathroom. Upstairs, enjoy a private primary suite occupying

Key facts

• 6,550 sq ft lot
• Garage
• Built 1939

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-257 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $138k (31.1% below list).
• Recommended offer: $138k (31.1% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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-, 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.
• Zoned schools: Findley Elementary School (math 47% / reading 42%, grade F, #548 of 616 statewide, top 90%, 304 students, 86% FRL); Harding Middle School (math 31% / reading 30%, grade F, #245 of 246 statewide, top 100%, 655 students, 90% FRL); North High School (math 33% / reading 45%, grade F, #326 of 336 statewide, top 97%, 1,458 students, 87% FRL) — zoned schools average 87% FRL vs 63% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+13.1%/yr); 156 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $6k 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 23 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,815 (31.1% 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 1939 — 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: 0.69% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.51%
• DSCR: 0.75
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $198,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2919 1st St	0.17mi	3/1.0	1,153 (-1%)	1mo	$135,000	$117	90
3109 4th St	0.23mi	2/1.0 (-1)	1,156 (-1%)	2mo	$165,000	$143	82
3421 Amherst St	0.38mi	3/2.0	1,197 (+3%)	2mo	$205,000	$171	72
2915 3rd St	0.22mi	3/1.0	1,030 (-12%)	2mo	$173,000	$168	69
2915 4th St	0.27mi	3/1.0	1,042 (-11%)	1mo	$161,500	$155	69
3006 3rd St	0.22mi	2/1.0 (-1)	1,274 (+9%)	2mo	$227,000	$178	67
3109 E 9th St	0.63mi	3/1.0	1,214 (+4%)	2mo	$237,500	$196	62
3837 3rd St	0.48mi	3/1.0	1,292 (+11%)	2mo	$229,900	$178	58
3007 E 8th St	0.51mi	3/2.0	1,065 (-9%)	2mo	$181,000	$170	56
1015 Euclid Ave	0.75mi	2/1.5 (-1)	1,168 (+0%)	2mo	$60,000	$51	56
913 Clinton Ave	0.71mi	3/2.0	1,254 (+8%)	2mo	$222,500	$177	48
4012 Amherst St	0.72mi	2/1.0 (-1)	1,008 (-14%)	2mo	$70,000	$69	38

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.26×
• Total profit: $-41,490
• Equity at exit: $29,806

10-year hold

• IRR: -5.5%
• Equity multiple: 0.57×
• Total profit: $-24,077
• Equity at exit: $17,284

Cash invested: $55,972 (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 50313

• Rents YoY: 13.1%
• Active inventory: 156
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,378 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$214 /mo · $2,572/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $-257

Break-even live

Break-even rent $1,704

Max offer price $154,467

Occupancy floor —

Sensitivity live

Price	-10% $-144	-5% $-201	+0% $-257	+5% $-314	+10% $-370
Rent	-10% $-366	-5% $-312	+0% $-257	+5% $-203	+10% $-148
Rate	-1.0pp $-157	-0.5pp $-206	base $-257	+0.5pp $-309	+1.0pp $-362

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3623 Cambridge St Des Moines, IA	2.0	1.0	732	$1,145	$1.56	21d	1	0.33mi
3410 5th Ave Des Moines, IA	4.0	2.0	1474	$1,550	$1.05	45d	1	0.34mi
3103 E 7th St Des Moines, IA	2.0	1.0	960	$1,200	$1.25	45d	1	0.45mi
4124 3rd St Des Moines, IA	3.0	1.0	996	$1,595	$1.60	16d	1	0.84mi
1914 10th St Des Moines, IA	2.0	1.0	740	$1,050	$1.42	25d	1	1.07mi
1914 10th St Des Moines, IA	2.0	1.0	740	$1,050	$1.42	45d	1	1.07mi
915 E Washington Ave Des Moines, IA	3.0	1.0	1457	$1,450	$1.00	25d	1	1.31mi
1438 9th St Des Moines, IA	2.0	1.0	700	$745	$1.06	23d	1	1.42mi
1530 E 14th St Des Moines, IA	3.0	2.0	1428	$1,900	$1.33	16d	1	1.45mi

Listing history 2 events

1. 2026-04-25
   status Pending
2. 2026-04-02
   listed $199,900 Active

ⓘ 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: $2,572 · $214/mo
• Projected year-2 tax: $2,855 · $238/mo
• Expected delta: +$283/yr (+$24/mo · 11.0%)

ⓘ 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 ≥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: $16,538
• − Mortgage interest: −$11,198
• − Property taxes: −$2,572
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$5,815
• Taxable loss: −$6,693
• Est. tax savings @ 24.0%: +$1,606
• After-tax cash flow: $-1,480/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
• County: Polk County · 453,298 people
• City population: 203,612
• Metro: Des Moines-West Des Moines, IA
• Population (ZIP): 17,440
• Household income: $68,361
• Rent vs Own: 23.1% rent · 76.9% own
• Severe rent burden: 454.0

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 0.58)
• Race & ethnicity: White 61% Hispanic / Latino 17% Black 11% Two or more races 8% Asian 6%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Iranian 3% Portuguese 2% Scotch-Irish 2%
• Foreign-born: 16% · Canada, Philippines, Vietnam
• Languages at home: 75% English-only · Spanish 14% Other Asian/Pacific 4% Russian/Polish/Slavic 1%

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: ▼ -162.17%
• Current HPI: 285.5708
• Rent YoY: ▲ 13.11%
• 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

2 events — show timeline

• 2026-04-25 Pending — DMMLS
• 2026-04-02 Listed $199,900 DMMLS

Property tax history

+2.7%/yr

Latest (2025): $2,572 · +2.3% YoY. Source: county tax records.