416 E 12th St S · Newton, IA 50208

$126,300

3 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 59 Days on market

Built 1900 0.55 ac lot $113/sqft · 23% below area Est $165k · 23% 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 +8.0/30.0
• Schools +5.1/10.0
• Livability +3.9/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom, 1-bath home situated on over half an acre right in the heart of town, featuring a 1-car detached garage and a partially fenced yard—offering rare space and convenience all in one location.

Key facts

• Over half an acre
• Heart of town
• Detached garage

Tags

• DETACHED GARAGE
• PARTIALLY FENCED YARD
• OVER HALF AN ACRE
• HEART OF TOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $126k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $104k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (17.1% below list).
• Recommended offer: $104k (17.8% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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.
• Market conditions: 242 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $873 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 59 days — a 3% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $16k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,849 (17.8% 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. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.83% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.31%
• DSCR: 0.81
• GRM: 10.1

CMA / ARV

• ARV (median comp): $165,017
• List price: $126,300
• Delta: -23.46%
• 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
416 E 12th St S	0.00mi	3/1.0	1,120 (0%)	1mo	$86,625	$77	99
904 E 14th St S	0.36mi	3/2.0	1,114 (-0%)	2mo	$210,000	$189	76
808 E 14th St S	0.31mi	3/2.0	1,148 (+2%)	2mo	$187,000	$163	75
501 S 5th Ave E	0.46mi	3/1.5	1,073 (-4%)	2mo	$150,000	$140	68
615 S 4th Ave E	0.41mi	3/2.0	1,184 (+6%)	1mo	$299,700	$253	66
307 E 19th St N	0.66mi	3/1.5	1,104 (-1%)	2mo	$211,000	$191	63
301 E 19th St S	0.49mi	3/2.0	1,200 (+7%)	2mo	$158,000	$132	59
716 E 11th St N	0.68mi	3/1.0	1,200 (+7%)	1mo	$187,000	$156	55
724 S 4th Ave E	0.31mi	3/2.0	952 (-15%)	3mo	$158,000	$166	54
205 E 17th Street Pl N	0.53mi	2/1.0 (-1)	1,010 (-10%)	4mo	$164,000	$162	51
1215 E 13th St S	0.51mi	2/1.0 (-1)	984 (-12%)	3mo	$215,000	$218	48
711 E 12th St N	0.71mi	4/2.0 (+1)	1,008 (-10%)	2mo	$189,000	$188	40

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: -23.5%
• Equity multiple: 0.19×
• Total profit: $-28,495
• Equity at exit: $18,832

10-year hold

• IRR: -18.2%
• Equity multiple: 0.01×
• Total profit: $-34,968
• Equity at exit: $10,920

Cash invested: $35,364 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,047 high
• Mortgage (P&I): −$662
• Tax from tax record: −$239 /mo · $2,871/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-127

Break-even live

Break-even rent $1,208

Max offer price $103,849

Occupancy floor —

Sensitivity live

Price	-10% $-56	-5% $-91	+0% $-127	+5% $-163	+10% $-199
Rent	-10% $-210	-5% $-168	+0% $-127	+5% $-86	+10% $-44
Rate	-1.0pp $-63	-0.5pp $-95	base $-127	+0.5pp $-160	+1.0pp $-193

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: $31,575
• Closing costs: $3,789
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
500 E 17th St S Unit 28 Newton, IA	2.0	1.0	850	$850	$1.00	22d	1	0.29mi
500 E 17th St S Unit 22 Newton, IA	2.0	1.0	850	$950	$1.12	22d	1	0.31mi
701 N 2nd Ave E Newton, IA	2.0	1.0	1100	$875	$0.80	15d	1	0.49mi
603 E 22nd St S Newton, IA	4.0	1.0	1104	$1,725	$1.56	15d	1	0.64mi
602 E 2nd St S Newton, IA	2.0	1.0	750	$775	$1.03	44d	1	0.73mi
1026 E 12th St N Newton, IA	2.0	1.0	780	$725	$0.93	15d	1	0.91mi
320 W 3rd St N Unit 112 Newton, IA	2.0	2.0	845	$1,295	$1.53	15d	1	1.00mi
220 E 28th St N Newton, IA	2.0–3.0	2.0	877	$945	$1.08	15d	3	1.10mi
812 N 3rd Ave W Newton, IA	4.0	1.0	1450	$1,450	$1.00	15d	1	1.39mi

Listing history 12 events

1. 2026-05-15
   status Pending 205-char remark

   Show marketing remark (205 chars)

   3-bedroom, 1-bath home situated on over half an acre right in the heart of town, featuring a 1-car detached garage and a partially fenced yard—offering rare space and convenience all in one location.

2. 2026-04-29
   price $126,300 205-char remark

   Show marketing remark (205 chars)

   3-bedroom, 1-bath home situated on over half an acre right in the heart of town, featuring a 1-car detached garage and a partially fenced yard—offering rare space and convenience all in one location.

3. 2026-04-09
   price $132,900 205-char remark

   Show marketing remark (205 chars)

   3-bedroom, 1-bath home situated on over half an acre right in the heart of town, featuring a 1-car detached garage and a partially fenced yard—offering rare space and convenience all in one location.

4. 2026-03-17
   listed $142,000 Active 205-char remark

   Show marketing remark (205 chars)

   3-bedroom, 1-bath home situated on over half an acre right in the heart of town, featuring a 1-car detached garage and a partially fenced yard—offering rare space and convenience all in one location.

5. 2023-07-05
   soldstatus $138,000
6. 2023-06-30
   soldstatus $137,700 Closed
7. 2023-03-02
   status Pending
8. 2023-02-03
   listed $139,700 Active
9. 2012-11-01
   soldstatus $57,000
10. 2012-11-01
    soldstatus $61,000
11. 2012-08-10
    soldstatus $30,000
12. 2011-09-06
    listed $39,900

ⓘ 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: $2,871 · $239/mo
• Projected year-2 tax: $2,871 · $239/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 ≥104°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: $12,564
• − Mortgage interest: −$7,075
• − Property taxes: −$2,871
• − Insurance: −$632
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$3,674
• Taxable loss: −$3,698
• Est. tax savings @ 24.0%: +$887
• After-tax cash flow: $-638/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

+216.5% since first listed

12 events — show timeline

• 2026-05-15 Pending — DMMLS
• 2026-04-29 Price Changed $126,300 DMMLS
• 2026-04-09 Price Changed $132,900 DMMLS
• 2026-03-17 Listed $142,000 DMMLS
• 2023-07-05 Sold (Public Records) $138,000 Public Records
• 2023-06-30 Sold (MLS) $137,700 DMMLS
• 2023-03-02 Pending — DMMLS
• 2023-02-03 Listed $139,700 DMMLS
• 2012-11-01 Sold (Public Records) $61,000 Public Records
• 2012-11-01 Sold (Public Records) $57,000 Public Records
• 2012-08-10 Sold (MLS) $30,000 NORTHSTARMLS as Distributed by MLS Grid
• 2011-09-06 Listed $39,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+7.5%/yr

Latest (2025): $2,871 · +6.6% YoY. Source: county tax records.