312 W 16th St N · Newton, IA 50208

$125,000

3 bd · 1.5 ba · 1,248 sqft · SingleFamily public records · 12 Days on market

Built 1960 6,842 sqft lot Est $187k · 33% 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).

• ARV discount +15.0/15.0
• Cash flow +13.3/30.0
• Schools +5.1/10.0
• 1% rule +4.2/10.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 3 bedroom ranch in great neighborhood! 1 full bath upstairs and the possibility of another in the basement. Bonus addition family room off the kitchen with sliders to concrete patio. House also boasts attached garage with door straight to the kitchen. The backyard is great for pets as it is fenced in. There is also an awesome concrete patio for the grill, complete with an outdoor fire pit! Full basement waiting to be finished, and all appliances stay!

Key facts

• Ranch home
• Newer roof
• Fenced in yard

Tags

• RANCH HOME
• NEWER ROOF
• FENCED IN YARD

Property features AI

Exterior

• Parking: Attached one-car garage
• Utilities: Public water
• Home design: Single-story home; Residential zoning; Entry level: main floor
• Construction: Vinyl siding; Block foundation; Asphalt shingle roof
• Exterior features: Chain link fence; Asphalt road access

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: Three main-level bedrooms
• Bathrooms: One three-quarter bathroom; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Dining area; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $1 ($8/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 $115k (8.1% below list).
• Recommended offer: $115k (8.1% 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.
• 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $864 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 17y 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 $105k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $114,824 (8.1% below list)

Questions for the listing agent

1. Built in 1960 — 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 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. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $187,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 W 13th St S	0.36mi	3/2.5	1,290 (+3%)	5mo	$226,600	$176	70
124 Emerson Hough Dr	0.38mi	2/1.5 (-1)	1,148 (-8%)	5mo	$144,000	$125	60
549 W 10th St N	0.44mi	4/2.0 (+1)	1,175 (-6%)	6mo	$188,500	$160	58
1221 Monroe Dr	0.34mi	2/2.0 (-1)	1,125 (-10%)	4mo	$195,000	$173	57
313 W 10th St N	0.40mi	2/1.0 (-1)	1,113 (-11%)	3mo	$97,750	$88	54
304 W 11th St N	0.37mi	3/1.0	1,061 (-15%)	3mo	$105,000	$99	53
1217 Monroe Dr	0.34mi	2/1.0 (-1)	1,068 (-14%)	2mo	$160,000	$150	51
705 S 4th Ave W	0.70mi	3/1.5	1,350 (+8%)	12mo	$170,000	$126	44
1315 S 3rd Ave W	0.42mi	3/2.0	1,416 (+14%)	20mo	$215,000	$152	40
404 W 8th St N	0.54mi	3/1.0	1,068 (-14%)	14mo	$152,900	$143	37
320 W 9th St S	0.62mi	3/1.0	1,088 (-13%)	16mo	$164,000	$151	35
518 1st Ave W	0.69mi	2/1.0 (-1)	1,100 (-12%)	8mo	$135,000	$123	34

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-20,169
• Equity at exit: $18,638

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-17,330
• Equity at exit: $10,808

Cash invested: $35,000 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,148 high
• Mortgage (P&I): −$656
• Tax from tax record: −$199 /mo · $2,386/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $1

Break-even live

Break-even rent $1,147

Max offer price $125,000

Occupancy floor 95%

Sensitivity live

Price	-10% $71	-5% $36	+0% $1	+5% $-35	+10% $-70
Rent	-10% $-90	-5% $-45	+0% $1	+5% $46	+10% $91
Rate	-1.0pp $64	-0.5pp $32	base $1	+0.5pp $-32	+1.0pp $-65

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.49mi
320 W 3rd St N Unit 112 Newton, IA	2.0	2.0	845	$1,295	$1.53	16d	1	0.89mi
602 E 2nd St S Newton, IA	2.0	1.0	750	$775	$1.03	45d	1	1.20mi
1798 W 4th St N Newton, IA	3.0	1.0	1008	$1,025	$1.02	15d	4	1.25mi
1800 W 4th St N Newton, IA	1.0–3.0	1.0–2.0	792	$970	$1.22	15d	7	1.34mi
701 N 2nd Ave E Newton, IA	2.0	1.0	1100	$875	$0.80	16d	1	1.43mi

Listing history 20 events

1. 2026-06-03
   days on market $125,000 Active 12 DOM
2. 2026-06-02
   days on market $125,000 Active 11 DOM
3. 2026-06-01
   days on market $125,000 Active 10 DOM
4. 2026-05-31
   days on market $125,000 Active 9 DOM
5. 2026-05-31
   days on market $125,000 Active 8 DOM
6. 2026-05-22
   listed $125,000 Active
7. 2018-06-11
   soldstatus $105,000
8. 2018-06-08
   status Pending

   Show marketing remark (461 chars)

   Great 3 bedroom ranch in great neighborhood! 1 full bath upstairs and the possibility of another in the basement. Bonus addition family room off the kitchen with sliders to concrete patio. House also boasts attached garage with door straight to the kitchen. The backyard is great for pets as it is fenced in. There is also an awesome concrete patio for the grill, complete with an outdoor fire pit! Full basement waiting to be finished, and all appliances stay!

9. 2018-06-08
   soldstatus $105,000 Sold

   Show marketing remark (461 chars)

   Great 3 bedroom ranch in great neighborhood! 1 full bath upstairs and the possibility of another in the basement. Bonus addition family room off the kitchen with sliders to concrete patio. House also boasts attached garage with door straight to the kitchen. The backyard is great for pets as it is fenced in. There is also an awesome concrete patio for the grill, complete with an outdoor fire pit! Full basement waiting to be finished, and all appliances stay!

10. 2018-06-08
    soldstatus $105,000 461-char remark

    Show marketing remark (461 chars)

    Great 3 bedroom ranch in great neighborhood! 1 full bath upstairs and the possibility of another in the basement. Bonus addition family room off the kitchen with sliders to concrete patio. House also boasts attached garage with door straight to the kitchen. The backyard is great for pets as it is fenced in. There is also an awesome concrete patio for the grill, complete with an outdoor fire pit! Full basement waiting to be finished, and all appliances stay!

11. 2018-06-08
    soldstatus $105,000 461-char remark

    Show marketing remark (461 chars)

    Great 3 bedroom ranch in great neighborhood! 1 full bath upstairs and the possibility of another in the basement. Bonus addition family room off the kitchen with sliders to concrete patio. House also boasts attached garage with door straight to the kitchen. The backyard is great for pets as it is fenced in. There is also an awesome concrete patio for the grill, complete with an outdoor fire pit! Full basement waiting to be finished, and all appliances stay!

12. 2018-06-08
    listed $105,000 Active

    Show marketing remark (461 chars)

    Great 3 bedroom ranch in great neighborhood! 1 full bath upstairs and the possibility of another in the basement. Bonus addition family room off the kitchen with sliders to concrete patio. House also boasts attached garage with door straight to the kitchen. The backyard is great for pets as it is fenced in. There is also an awesome concrete patio for the grill, complete with an outdoor fire pit! Full basement waiting to be finished, and all appliances stay!

13. 2018-02-01
    listed $112,000 461-char remark

    Show marketing remark (461 chars)

    Great 3 bedroom ranch in great neighborhood! 1 full bath upstairs and the possibility of another in the basement. Bonus addition family room off the kitchen with sliders to concrete patio. House also boasts attached garage with door straight to the kitchen. The backyard is great for pets as it is fenced in. There is also an awesome concrete patio for the grill, complete with an outdoor fire pit! Full basement waiting to be finished, and all appliances stay!

14. 2018-02-01
    listed $112,000 461-char remark

    Show marketing remark (461 chars)

    Great 3 bedroom ranch in great neighborhood! 1 full bath upstairs and the possibility of another in the basement. Bonus addition family room off the kitchen with sliders to concrete patio. House also boasts attached garage with door straight to the kitchen. The backyard is great for pets as it is fenced in. There is also an awesome concrete patio for the grill, complete with an outdoor fire pit! Full basement waiting to be finished, and all appliances stay!

15. 2012-11-14
    historical
16. 2012-06-19
    listed $99,000
17. 2010-10-27
    soldstatus $100,500
18. 2009-09-09
    soldstatus $88,084
19. 2009-08-13
    historical
20. 2009-03-18
    listed $99,700

ⓘ 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: $2,386 · $199/mo
• Projected year-2 tax: $2,386 · $199/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 2/10 Low
• 🌡 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: $13,779
• − Mortgage interest: −$7,002
• − Property taxes: −$2,386
• − Insurance: −$625
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$3,636
• Taxable loss: −$2,075
• Est. tax savings @ 24.0%: +$498
• After-tax cash flow: $506/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

+25.4% since first listed

16 events — show timeline

• 2026-06-03 Listing Removed — DMMLS
• 2026-05-22 Listed $125,000 DMMLS
• 2018-06-11 Sold (Public Records) $105,000 Public Records
• 2018-06-08 Pending — DMMLS
• 2018-06-08 Listed $105,000 DMMLS
• 2018-06-08 Sold (MLS) $105,000 IAR
• 2018-06-08 Sold (MLS) $105,000 NORTHSTARMLS as Distributed by MLS Grid
• 2018-06-08 Sold (MLS) $105,000 DMMLS
• 2018-02-01 Listed $112,000 IAR
• 2018-02-01 Listed $112,000 NORTHSTARMLS as Distributed by MLS Grid
• 2012-11-14 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2012-06-19 Listed $99,000 NORTHSTARMLS as Distributed by MLS Grid
• 2010-10-27 Sold (Public Records) $100,500 Public Records
• 2009-09-09 Sold (Public Records) $88,084 Public Records
• 2009-08-13 Listing Removed — NORTHSTARMLS as Distributed by MLS Grid
• 2009-03-18 Listed $99,700 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+3.5%/yr

Latest (2025): $2,386 · +0.9% YoY. Source: county tax records.