1616 11th St · Des Moines, IA 50314

$129,900

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 55 Days on market

Built 1900 6,600 sqft lot $129/sqft · 20% below area Est $163k · 20% 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
• Appreciation +10.0/10.0
• Cash flow +8.4/30.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks MLS

This 2 bedroom, 1 bathroom home greets you with a flexible front room that works perfectly as a cozy sitting area or a convenient drop zone. The living room opens right into the updated eat in kitchen with an island. Both the bedrooms feature spacious walk in closets. Enjoy the convenience of the laundry on the main level! Outside, you’ll find a privacy fenced yard with an awesome patio just waiting for summer nights. With big updates already done such as newer roof, furnace, A/C, gutters, deck, windows, and more - this one is truly move in ready. Schedule a showing today!

Key facts

• 6,600 sq ft lot
• Built 1900
• Listed 55 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $100k (22.9% below list).
• Recommended offer: $100k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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: Rents rising fast (+8.2%/yr); 64 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,953 units permitted in Polk County in 2024 (540 in 5+ unit buildings).
• This rent runs 30% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $14k of equity ($898 loan paydown + $13k appreciation (10.0% local appreciation)).
• Polk County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

Risks & watch-outs

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

Recommended offer $100,118 (22.9% 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 55 days. Have you received any prior offers? Is the seller open to a 23% 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 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?
6. 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?
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: 0.77% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.83%
• DSCR: 0.83
• GRM: 10.8

CMA / ARV

• ARV (median comp): $163,009
• List price: $129,900
• Delta: -20.31%
• 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
1503 13th St	0.18mi	3/1.0 (+1)	1,070 (+6%)	1mo	$87,000	$81	75
1412 Chautauqua Pkwy	0.34mi	2/2.0	1,038 (+3%)	2mo	$255,000	$246	73
1227 13th St	0.49mi	2/1.0	986 (-2%)	3mo	$137,450	$139	71
1251 10th St	0.42mi	2/1.0	938 (-7%)	2mo	$61,000	$65	67
1341 Clark St	0.26mi	2/1.0	884 (-12%)	4mo	$133,000	$150	64
1821 12th St	0.19mi	3/3.0 (+1)	1,097 (+9%)	2mo	$199,000	$181	62
2010 7th St	0.38mi	3/1.0 (+1)	918 (-9%)	2mo	$154,000	$168	61
1821 Washington Ave	0.53mi	3/2.0 (+1)	977 (-3%)	1mo	$165,500	$169	60
1802 Martin Luther King Jr Pkwy	0.68mi	3/1.0 (+1)	1,020 (+1%)	3mo	$175,000	$172	58
1457 17th St	0.44mi	3/1.0 (+1)	910 (-10%)	0mo	$161,195	$177	58
1527 Martin Luther King Jr Pkwy	0.60mi	2/1.0	1,086 (+8%)	2mo	$60,000	$55	57
1414 Goddard Ct	0.54mi	3/1.0 (+1)	900 (-11%)	6mo	$99,000	$110	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 23.1%
• Equity multiple: 2.89×
• Total profit: $68,656
• Equity at exit: $117,024

10-year hold

• IRR: 21.9%
• Equity multiple: 7.08×
• Total profit: $221,151
• Equity at exit: $252,367

Cash invested: $36,372 (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 50314

• Home prices YoY: 9.8%
• Rents YoY: 8.2%
• Active inventory: 64
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,001 high
• Mortgage (P&I): −$681
• Tax from tax record: −$172 /mo · $2,062/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $-116

Break-even live

Break-even rent $1,148

Max offer price $109,366

Occupancy floor —

Sensitivity live

Price	-10% $-43	-5% $-79	+0% $-116	+5% $-153	+10% $-190
Rent	-10% $-195	-5% $-156	+0% $-116	+5% $-77	+10% $-37
Rate	-1.0pp $-51	-0.5pp $-83	base $-116	+0.5pp $-150	+1.0pp $-184

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1621 9th St Unit 1613-01 Des Moines, IA	1.0	1.0	717	$776	$1.08	44d	1	0.15mi
1438 9th St Des Moines, IA	2.0	1.0	700	$745	$1.06	21d	1	0.21mi
1914 10th St Des Moines, IA	2.0	1.0	740	$1,050	$1.42	24d	1	0.27mi
1914 10th St Des Moines, IA	2.0	1.0	740	$1,050	$1.42	44d	1	0.27mi
1314 Harrison Ave Des Moines, IA	3.0	1.0	1150	$1,195	$1.04	24d	1	0.28mi
1714 College Ave Des Moines, IA	3.0	1.0	1015	$1,050	$1.03	44d	1	0.46mi
913 Day St Des Moines, IA	2.0	1.0	800	$900	$1.12	24d	1	0.79mi
1718 22nd St Des Moines, IA	2.0	1.0	840	$995	$1.18	15d	1	0.80mi
1171 21st St Unit 1 Des Moines, IA	2.0	1.0	1028	$1,150	$1.12	44d	1	0.86mi
1312 22nd St Unit 2 Des Moines, IA	2.0	1.0	841	$825	$0.98	24d	1	0.87mi
1312 22nd St Des Moines, IA	2.0	1.0	841	$825	$0.98	44d	1	0.87mi
1312 22nd St Unit 2 Des Moines, IA	2.0	1.0	841	$850	$1.01	44d	1	0.87mi
1076 21st St Unit 4 Des Moines, IA	1.0	1.0	700	$695	$0.99	44d	1	0.99mi
1717 Olive Ave Unit B6 Des Moines, IA	2.0	2.0	1092	$1,700	$1.56	44d	1	1.02mi
1217 24th St Des Moines, IA	2.0	1.0–2.0	618	$1,400	$2.26	15d	4	1.02mi
2501 24th St Unit 121 Des Moines, IA	3.0	2.0	950	$995	$1.05	24d	1	1.07mi
2501 24th St Unit 101 Des Moines, IA	2.0	1.0	750	$725	$0.97	24d	1	1.07mi
2501 24th St Apt 107 Des Moines, IA	3.0	2.0	950	$1,045	$1.10	15d	1	1.07mi
2501 24th St Unit 111 Des Moines, IA	2.0	1.0	750	$760	$1.01	24d	1	1.07mi
2501 24th St Unit 113 Des Moines, IA	2.0	1.0	750	$945	$1.26	44d	1	1.07mi
2501 24th St Des Moines, IA	2.0	1.0	910	$795	$0.87	24d	1	1.07mi
1123 24th St Unit 1 Des Moines, IA	3.0	1.0	850	$1,185	$1.39	44d	1	1.10mi
1100 24th St Des Moines, IA	2.0	1.0	748	$1,050	$1.40	15d	1	1.14mi
1100 24th St Unit DT 22 Des Moines, IA	2.0	1.0	737	$1,095	$1.49	44d	1	1.14mi
2717 Meek Ave Des Moines, IA	2.0	2.0	1128	$1,550	$1.37	15d	1	1.16mi
2530 University Ave Des Moines, IA	2.0	1.0	647	$1,750	$2.70	15d	36	1.16mi
1101 25th St Unit DP 11 Des Moines, IA	2.0	2.0	850	$1,315	$1.55	44d	1	1.17mi
1108 25th St Apt 2 Des Moines, IA	1.0	1.0	750	$700	$0.93	44d	1	1.20mi
615 Park St Des Moines, IA	2.0	1.0	611	$1,215	$1.99	45d	10	1.23mi
615 Park St Des Moines, IA	2.0	1.0	611	$1,180	$1.93	44d	13	1.23mi
1118 26th St Unit 3 Des Moines, IA	1.0	1.0	750	$825	$1.10	44d	1	1.25mi
220 Maple St Des Moines, IA	1.0–3.0	1.0–3.0	1158	$2,028	$1.75	15d	9	1.29mi
2600 Cottage Grove Ave Unit 5 Des Moines, IA	1.0	1.0	800	$795	$0.99	15d	1	1.29mi
1020 25th St Unit 3 Des Moines, IA	2.0	1.0	845	$1,150	$1.36	19d	1	1.30mi
915 E Washington Ave Des Moines, IA	3.0	1.0	1457	$1,450	$1.00	24d	1	1.38mi
9066 Burkwood Dr West Des Moines, IA	3.0	2.5–3.5	1783	$1,960	$1.10	24d	2	1.39mi
2813 Cottage Grove Ave Unit 2 Des Moines, IA	3.0	1.0	900	$1,200	$1.33	44d	1	1.39mi
2813 Cottage Grove Ave Des Moines, IA	1.0	1.0	700	$800	$1.14	44d	1	1.39mi
1354 E 12th St Des Moines, IA	2.0	1.0	1300	$925	$0.71	44d	1	1.42mi
700 E 5th St Des Moines, IA	4.0	1.0–1.5	686	$1,008	$1.47	15d	25	1.42mi

Listing history 14 events

1. 2026-06-05
   statusdays on market $129,900 Pending 55 DOM
2. 2026-06-03
   days on market $129,900 Active 54 DOM
3. 2026-06-02
   days on market $129,900 Active 53 DOM
4. 2026-06-01
   days on market $129,900 Active 52 DOM
5. 2026-05-31
   days on market $129,900 Active 51 DOM
6. 2026-05-31
   days on market $129,900 Active 50 DOM
7. 2026-05-16
   price $129,900 585-char remark

   Show marketing remark (585 chars)

   This 2 bedroom, 1 bathroom home greets you with a flexible front room that works perfectly as a cozy sitting area or a convenient drop zone. The living room opens right into the updated eat in kitchen with an island. Both the bedrooms feature spacious walk in closets. Enjoy the convenience of the laundry on the main level! Outside, you’ll find a privacy fenced yard with an awesome patio just waiting for summer nights. With big updates already done such as newer roof, furnace, A/C, gutters, deck, windows, and more - this one is truly move in ready. Schedule a showing today!

8. 2026-04-10
   listed $135,000 Active 585-char remark

   Show marketing remark (585 chars)

   This 2 bedroom, 1 bathroom home greets you with a flexible front room that works perfectly as a cozy sitting area or a convenient drop zone. The living room opens right into the updated eat in kitchen with an island. Both the bedrooms feature spacious walk in closets. Enjoy the convenience of the laundry on the main level! Outside, you’ll find a privacy fenced yard with an awesome patio just waiting for summer nights. With big updates already done such as newer roof, furnace, A/C, gutters, deck, windows, and more - this one is truly move in ready. Schedule a showing today!

9. 2026-04-09
   historical
10. 2026-02-06
    listed $140,000 Active
11. 2022-02-14
    soldstatus $125,500
12. 2022-02-10
    soldstatus $126,000 Closed
13. 2021-12-15
    status Pending
14. 2021-11-20
    listed $129,900 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: $2,062 · $172/mo
• Projected year-2 tax: $2,062 · $172/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 ≥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: $12,014
• − Mortgage interest: −$7,276
• − Property taxes: −$2,062
• − Insurance: −$650
• − Repairs & maintenance: −$961
• − Management: −$961
• − Depreciation: −$3,779
• Taxable loss: −$3,675
• Est. tax savings @ 24.0%: +$882
• After-tax cash flow: $-513/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): 10,438
• Household income: $39,950
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 903.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 37% White 29% Hispanic / Latino 20% Asian 12% Two or more races 10%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Ukrainian 6% Iranian 2% Swiss 1%
• Foreign-born: 26% · Canada, Vietnam, Philippines
• Languages at home: 60% English-only · Spanish 16% Vietnamese 6% Other Asian/Pacific 4%

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: ▲ 30.18%
• Current HPI: 338.8301
• Rent YoY: ▲ 8.17%
• 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

+0.0% since first listed

8 events — show timeline

• 2026-05-16 Price Changed $129,900 DMMLS
• 2026-04-10 Listed $135,000 DMMLS
• 2026-04-09 Listing Removed — DMMLS
• 2026-02-06 Listed $140,000 DMMLS
• 2022-02-14 Sold (Public Records) $125,500 Public Records
• 2022-02-10 Sold (MLS) $126,000 DMMLS
• 2021-12-15 Pending — DMMLS
• 2021-11-20 Listed $129,900 DMMLS

Property tax history

+7.7%/yr

Latest (2025): $2,062 · +2.1% YoY. Source: county tax records.