1317 E 16th St · Des Moines, IA 50316

$130,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 24 Days on market

Built 1933 6,650 sqft lot $143/sqft · 10% below area Est $144k · 10% under

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Why this score? — see what drove the C- 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 +19.1/30.0
• ARV discount +12.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful 3 bedroom house with 1 car garage makes for the perfect starter-home or empty nester. THE PROPERTY SITS ON TWO LOTS and is COMPLETELY FENCED-IN, making for the IDEAL outdoor space for your pets and children!! Stepping inside, you will be surprised by the beautiful wood trim that flows throughout the home, the original wood flooring still remains intact underneath the carpet. With the large fireplace being the centerpiece in the living room, you will find this to be the perfect room to unwind in after a long day. ALL APPLIANCES INCLUDED. New furnace in 2014. The DRY BASEMENT has more than enough room for storage. While the home is within a few minutes of downtown or interstate access, it is also located near parks, restaurants, shopping, schools, and Grandview College. PRICED TO SELL QUICKLY. Property to be sold in AS IS condition. Call to schedule your private showing today!!!

Key facts

• 6,650 sq ft lot
• 4 garage spots
• Built 1933

Property features AI

Finance

• Other: Annual tax amount listed (not included per instructions)
• HOA & community: Association provides security (fee includes security)

Exterior

• Parking: Detached garage; One-car garage space noted (total garage spaces: 4)
• Security: Fire alarm; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential zoning
• Construction: Wood siding; Asphalt shingle roof; Block foundation; Built on a 0.153-acre lot (approx. 50 x 133)
• Exterior features: Chain link fencing; Concrete road/driveway

Interior

• Kitchen: Stove
• Bedrooms: Two main-level bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Window unit cooling
• Interior features: Unfinished basement; Gas vented fireplace (1)
• Laundry & utility: Upper-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (1.2% below list).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% 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-, schools D+, 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.
• Market conditions: 106 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $899 of loan paydown is wiped out by about $4k 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 24 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y 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 $68k; list at $130k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.99% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• GRM: 8.4

CMA / ARV

• ARV (median comp): $144,296
• List price: $130,000
• Delta: -9.91%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1345 Sampson St	0.14mi	3/1.0	900 (-1%)	4mo	$181,500	$202	88
1429 E 17th St	0.25mi	3/1.0	957 (+5%)	6mo	$147,000	$154	75
1369 York St	0.36mi	2/1.0 (-1)	953 (+4%)	1mo	$169,000	$177	70
1526 E Jefferson Ave	0.48mi	2/1.0 (-1)	952 (+4%)	2mo	$120,000	$126	64
1305 Stewart St	0.37mi	4/1.5 (+1)	800 (-12%)	0mo	$120,000	$150	55
1536 Stewart St	0.43mi	2/1.0 (-1)	816 (-10%)	3mo	$95,000	$116	55
1443 Wilson Ave	0.61mi	2/1.0 (-1)	970 (+6%)	4mo	$199,000	$205	52
819 Cleveland Ave	0.66mi	2/1.0 (-1)	980 (+8%)	1mo	$128,000	$131	51
1400 Mattern Ave	0.61mi	3/2.0	988 (+8%)	3mo	$187,500	$190	51
1721 Des Moines St	0.60mi	2/1.0 (-1)	833 (-9%)	5mo	$95,000	$114	49
1527 De Wolf St	0.54mi	3/2.0	798 (-12%)	4mo	$186,000	$233	47
917 E 12th St	0.61mi	4/1.5 (+1)	1,016 (+11%)	2mo	$195,000	$192	44

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-12,336
• Equity at exit: $19,383

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $517
• Equity at exit: $11,240

Cash invested: $36,400 (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 50316

• Home prices YoY: -29.5%
• Active inventory: 106
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,284 high
• Mortgage (P&I): −$682
• Tax from tax record: −$141 /mo · $1,696/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $137

Break-even live

Break-even rent $1,110

Max offer price $130,000

Occupancy floor 84%

Sensitivity live

Price	-10% $211	-5% $174	+0% $137	+5% $100	+10% $63
Rent	-10% $36	-5% $86	+0% $137	+5% $188	+10% $238
Rate	-1.0pp $202	-0.5pp $170	base $137	+0.5pp $103	+1.0pp $69

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1364 Idaho St Des Moines, IA	2.0	1.0	804	$1,195	$1.49	24d	1	0.23mi
1301 E 12th St Unit 2 Des Moines, IA	2.0	1.0	995	$795	$0.80	24d	1	0.50mi
1713 Lyon St Des Moines, IA	3.0	1.0	834	$1,045	$1.25	22d	1	0.54mi
1525 Des Moines St Des Moines, IA	3.0	1.0	928	$1,195	$1.29	45d	1	0.62mi
1513 Des Moines St Des Moines, IA	3.0	1.0	900	$995	$1.11	24d	1	0.63mi
410 E 17th St Des Moines, IA	3.0	1.0	1000	$1,695	$1.70	45d	1	0.71mi
922 Walker St Des Moines, IA	3.0	1.0	864	$1,295	$1.50	24d	1	0.74mi
2120 Capitol Ave Des Moines, IA	3.0	1.0	973	$1,395	$1.43	45d	1	1.05mi
1726 E 24th St Des Moines, IA	3.0	1.0	850	$1,295	$1.52	45d	1	1.16mi
700 E 5th St Des Moines, IA	4.0	1.0–1.5	686	$1,092	$1.59	15d	25	1.20mi
220 Maple St Des Moines, IA	1.0–3.0	1.0–3.0	1158	$2,673	$2.31	15d	9	1.23mi
2121 E 23rd St Des Moines, IA	3.0	1.0	972	$1,395	$1.44	45d	1	1.24mi
418 E Grand Ave Des Moines, IA	2.0	1.0	499	$1,495	$2.99	15d	9	1.30mi
300 E Grand Ave Des Moines, IA	2.0	1.0–2.0	734	$1,500	$2.04	15d	4	1.33mi
333 E Grand Ave Des Moines, IA	2.0	1.0–2.0	668	$1,450	$2.17	24d	4	1.36mi
601 E Vine St Des Moines, IA	2.0	1.0–2.0	730	$1,595	$2.18	20d	19	1.41mi
201 SE 6th St Des Moines, IA	2.0	1.0–2.0	835	$1,660	$1.99	15d	11	1.48mi

Listing history 10 events

1. 2026-06-05
   statusdays on market $130,000 Pending 24 DOM
2. 2026-06-03
   days on market $130,000 Active 23 DOM
3. 2026-06-02
   days on market $130,000 Active 22 DOM
4. 2026-06-01
   days on market $130,000 Active 21 DOM
5. 2026-05-31
   days on market $130,000 Active 20 DOM
6. 2026-05-31
   days on market $130,000 Active 19 DOM
7. 2026-05-11
   listed $140,000 Active
8. 2016-10-03
   soldstatus $68,000
9. 2016-09-30
   soldstatus $68,000 904-char remark

   Show marketing remark (904 chars)

   This beautiful 3 bedroom house with 1 car garage makes for the perfect starter-home or empty nester. THE PROPERTY SITS ON TWO LOTS and is COMPLETELY FENCED-IN, making for the IDEAL outdoor space for your pets and children!! Stepping inside, you will be surprised by the beautiful wood trim that flows throughout the home, the original wood flooring still remains intact underneath the carpet. With the large fireplace being the centerpiece in the living room, you will find this to be the perfect room to unwind in after a long day. ALL APPLIANCES INCLUDED. New furnace in 2014. The DRY BASEMENT has more than enough room for storage. While the home is within a few minutes of downtown or interstate access, it is also located near parks, restaurants, shopping, schools, and Grandview College. PRICED TO SELL QUICKLY. Property to be sold in AS IS condition. Call to schedule your private showing today!!!

10. 2016-06-20
    listed $75,000 904-char remark

    Show marketing remark (904 chars)

    This beautiful 3 bedroom house with 1 car garage makes for the perfect starter-home or empty nester. THE PROPERTY SITS ON TWO LOTS and is COMPLETELY FENCED-IN, making for the IDEAL outdoor space for your pets and children!! Stepping inside, you will be surprised by the beautiful wood trim that flows throughout the home, the original wood flooring still remains intact underneath the carpet. With the large fireplace being the centerpiece in the living room, you will find this to be the perfect room to unwind in after a long day. ALL APPLIANCES INCLUDED. New furnace in 2014. The DRY BASEMENT has more than enough room for storage. While the home is within a few minutes of downtown or interstate access, it is also located near parks, restaurants, shopping, schools, and Grandview College. PRICED TO SELL QUICKLY. Property to be sold in AS IS condition. Call to schedule your private showing today!!!

ⓘ 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: $1,696 · $141/mo
• Projected year-2 tax: $1,868 · $156/mo
• Expected delta: +$172/yr (+$14/mo · 10.2%)

ⓘ 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 ≥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: $15,406
• − Mortgage interest: −$7,282
• − Property taxes: −$1,696
• − Insurance: −$650
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$3,782
• Taxable loss: −$469
• Est. tax savings @ 24.0%: +$113
• After-tax cash flow: $1,756/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
• City population: 203,612
• Population (ZIP): 16,188

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 0.68)
• Race & ethnicity: White 48% Hispanic / Latino 27% Black 12% Two or more races 12% Asian 7% Native American 1%
• Hispanic origin (detail): Mexican 21% Puerto Rican 1%
• Common ancestry: Portuguese 2% Slovak 1% Iranian 1%
• Foreign-born: 16% · Canada, Vietnam, Philippines
• Languages at home: 69% English-only · Spanish 20% Other Asian/Pacific 3% Vietnamese 2%

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: ▼ -121.34%
• Current HPI: 290.3838
• Rent YoY: —
• Metro: —
• 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

+73.3% since first listed

6 events — show timeline

• 2026-06-05 Pending — DMMLS
• 2026-05-27 Price Changed $130,000 DMMLS
• 2026-05-11 Listed $140,000 DMMLS
• 2016-10-03 Sold (Public Records) $68,000 Public Records
• 2016-09-30 Sold (MLS) $68,000 DMMLS
• 2016-06-20 Listed $75,000 DMMLS

Property tax history

+3.0%/yr

Latest (2025): $1,696 · +2.0% YoY. Source: county tax records.