216 E 8th St S · Newton, IA 50208

$94,000

2 bd · 1.0 ba · 720 sqft · Other public records · 100 Days on market

Built 1926 Fair condition 4,698 sqft lot $131/sqft · 7% below area Est $101k · 7% 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).

• Cash flow +13.2/30.0
• ARV discount +10.8/15.0
• Schools +5.1/10.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 1-bedroom, 1-bath home is perfect as a starter home or rental property. With a smaller yard, upkeep is simple and stress-free. Recent upgrades include a new roof and heating and air conditioning that will keep you comfortable all year-round. Enjoy relaxing on the front porch or spending time in the backyard; the outdoor space is ready for you to make it your own. Don’t miss this affordable, move-in-ready home—it’s a must-see!

Key facts

• Front porch
• Backyard
• Outdoor space

Tags

• NEW ROOF
• HEATING AND AIR CONDITIONING
• FRONT PORCH
• BACKYARD
• OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $94k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-2 ($-23/yr) — negative.
• To cash-flow at today's rent, offer at most $94k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $80k (14.6% below list).
• Recommended offer: $80k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 16 units permitted in Jasper County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($62k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $650 of loan paydown is wiped out by about $3k 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 100 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $94k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,231 (14.6% 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 100 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.85% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.09%
• DSCR: 1.00
• GRM: 9.8

CMA / ARV

• ARV (median comp): $101,478
• List price: $94,000
• Delta: -7.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.42×
• Total profit: $-15,353
• Equity at exit: $14,016

10-year hold

• IRR: -8.2%
• Equity multiple: 0.49×
• Total profit: $-13,515
• Equity at exit: $8,127

Cash invested: $26,320 (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: 9.8×

Monthly cashflow live

• Estimated rent: $802 high
• Mortgage (P&I): −$493
• Tax from tax record: −$104 /mo · $1,244/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$168
• Net cashflow: $-2

Break-even live

Break-even rent $805

Max offer price $93,655

Occupancy floor 95%

Sensitivity live

Price	-10% $51	-5% $25	+0% $-2	+5% $-29	+10% $-55
Rent	-10% $-65	-5% $-34	+0% $-2	+5% $30	+10% $61
Rate	-1.0pp $45	-0.5pp $22	base $-2	+0.5pp $-26	+1.0pp $-51

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 E 5th St S Newton, IA	1.0	1.0	550	$599	$1.09	24d	1	0.26mi
427 N 2nd Ave E Newton, IA	1.0	1.0	575	$599	$1.04	45d	1	0.33mi
723 E 6th St S Newton, IA	2.0	1.0	650	$775	$1.19	45d	1	0.40mi
605 E 7 1/2 St N Newton, IA	2.0	1.0	672	$1,200	$1.79	45d	1	0.45mi
602 E 2nd St S Newton, IA	2.0	1.0	750	$775	$1.03	45d	1	0.53mi
726 E 8th St N Newton, IA	1.0	1.0	708	$895	$1.26	15d	1	0.55mi
320 W 3rd St N Unit 207 Newton, IA	1.0	1.0	609	$1,050	$1.72	45d	1	0.71mi
1026 E 12th St N Newton, IA	1.0	1.0	590	$625	$1.06	22d	1	0.82mi
706 S 2nd Ave W Unit 706 Newton, IA	1.0	1.0	550	$625	$1.14	45d	1	0.97mi
1800 W 4th St N Newton, IA	1.0–3.0	1.0–2.0	792	$840	$1.06	15d	7	1.38mi

Listing history 27 events

1. 2026-06-21
   days on market $94,000 Active 100 DOM
2. 2026-06-18
   days on market $94,000 Active 97 DOM
3. 2026-06-17
   days on market $94,000 Active 96 DOM
4. 2026-06-16
   days on market $94,000 Active 95 DOM
5. 2026-06-15
   days on market $94,000 Active 94 DOM
6. 2026-06-14
   days on market $94,000 Active 92 DOM
7. 2026-06-13
   days on market $94,000 Active 91 DOM
8. 2026-06-10
   days on market $94,000 Active 89 DOM
9. 2026-06-09
   days on market $94,000 Active 88 DOM
10. 2026-06-08
    days on market $94,000 Active 87 DOM
11. 2026-06-07
    days on market $94,000 Active 86 DOM
12. 2026-06-05
    days on market $94,000 Active 83 DOM
13. 2026-06-03
    days on market $94,000 Active 82 DOM
14. 2026-06-02
    days on market $94,000 Active 81 DOM
15. 2026-06-01
    days on market $94,000 Active 80 DOM
16. 2026-05-31
    days on market $94,000 Active 79 DOM
17. 2026-05-31
    days on market $94,000 Active 78 DOM
18. 2026-04-15
    price $99,000 461-char remark

    Show marketing remark (461 chars)

    This charming 1-bedroom, 1-bath home is perfect as a starter home or rental property. With a smaller yard, upkeep is simple and stress-free. Recent upgrades include a new roof and heating and air conditioning that will keep you comfortable all year-round. Enjoy relaxing on the front porch or spending time in the backyard; the outdoor space is ready for you to make it your own. Don’t miss this affordable, move-in-ready home—it’s a must-see!

19. 2026-03-13
    listed $104,000 Active 461-char remark

    Show marketing remark (461 chars)

    This charming 1-bedroom, 1-bath home is perfect as a starter home or rental property. With a smaller yard, upkeep is simple and stress-free. Recent upgrades include a new roof and heating and air conditioning that will keep you comfortable all year-round. Enjoy relaxing on the front porch or spending time in the backyard; the outdoor space is ready for you to make it your own. Don’t miss this affordable, move-in-ready home—it’s a must-see!

20. 2021-07-13
    soldstatus $47,000 Closed 169-char remark

    Show marketing remark (169 chars)

    Used as a rental previously. Property to the North that shares Lot, is rented but available for sale. If someone is interested in both properties, Contact Listing Agent.

21. 2021-07-13
    soldstatus $47,000 Sold

    Show marketing remark (169 chars)

    Used as a rental previously. Property to the North that shares Lot, is rented but available for sale. If someone is interested in both properties, Contact Listing Agent.

22. 2021-07-13
    soldstatus $47,000

    Show marketing remark (169 chars)

    Used as a rental previously. Property to the North that shares Lot, is rented but available for sale. If someone is interested in both properties, Contact Listing Agent.

23. 2021-05-25
    status Pending
24. 2021-05-24
    status Pending 169-char remark

    Show marketing remark (169 chars)

    Used as a rental previously. Property to the North that shares Lot, is rented but available for sale. If someone is interested in both properties, Contact Listing Agent.

25. 2021-03-30
    listed $49,900 Active 169-char remark

    Show marketing remark (169 chars)

    Used as a rental previously. Property to the North that shares Lot, is rented but available for sale. If someone is interested in both properties, Contact Listing Agent.

26. 2021-03-13
    listed $49,900 Active
27. 2021-03-13
    listed $49,900

ⓘ 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: $1,244 · $104/mo
• Projected year-2 tax: $1,360 · $113/mo
• Expected delta: +$116/yr (+$10/mo · 9.3%)

ⓘ 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: $9,628
• − Mortgage interest: −$5,265
• − Property taxes: −$1,244
• − Insurance: −$470
• − Repairs & maintenance: −$770
• − Management: −$770
• − Depreciation: −$2,735
• Taxable loss: −$1,627
• Est. tax savings @ 24.0%: +$390
• After-tax cash flow: $367/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab

This 1-bedroom, 1-bath home requires moderate renovations to improve its condition and increase its value. Key updates include painting, replacing carpeted flooring, and updating the kitchen and bathroom.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Moderate bathroom fixtures — dated and in need of replacement

Value-add opportunities

• Both paint interior walls — Fresh paint can make a significant difference in the home's appearance and value
• Both replace carpeted flooring — New flooring can improve the home's overall appeal and increase its value
• Both update kitchen cabinets and countertops — Modernizing the kitchen can significantly enhance the home's value and appeal
• Both update bathroom fixtures — Modern fixtures can greatly improve the home's value and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · dated and in need of replacement	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Both paint interior walls — Fresh paint can make a significant difference in the home's appearance and value ↑
• Both replace carpeted flooring — New flooring can improve the home's overall appeal and increase its value ↑
• Both update kitchen cabinets and countertops — Modernizing the kitchen can significantly enhance the home's value and appeal ↑
• Both update bathroom fixtures — Modern fixtures can greatly improve the home's value and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+98.4% since first listed

10 events — show timeline

• 2026-04-15 Price Changed $99,000 DMMLS
• 2026-03-13 Listed $104,000 DMMLS
• 2021-07-13 Sold (MLS) $47,000 IAR
• 2021-07-13 Sold (MLS) $47,000 NORTHSTARMLS as Distributed by MLS Grid
• 2021-07-13 Sold (MLS) $47,000 DMMLS
• 2021-05-25 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2021-05-24 Pending — DMMLS
• 2021-03-30 Listed $49,900 DMMLS
• 2021-03-13 Listed $49,900 IAR
• 2021-03-13 Listed $49,900 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $1,244 · +0.5% YoY. Source: county tax records.