1005 E 10th St S · Newton, IA 50208

$50,320

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 49 Days on market

Built 1943 0.30 ac lot $51/sqft · 67% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• 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

This bungalow home sits on a spacious corner lot and offers more room than you’d expect. The main floor highlights a family room, spacious kitchen, dining area, 2 bedrooms, full bath and 1st floor laundry. The unfinished basement has endless possibilities. Step outside to a large yard perfect for relaxing evenings and entertaining. Close to the amenities Newton has to offer.

Key facts

• Spacious kitchen
• Dining area
• Family room

Tags

• CORNER LOT
• FAMILY ROOM
• SPACIOUS KITCHEN
• DINING AREA
• FULL BATH
• 1ST FLOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($849 rent vs $50k).
• Recommended offer: $49k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.0% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 16% 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 $348 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $24k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,810 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.69% ✓
• Cap rate: 13.99%
• Cash-on-cash: 27.49%
• DSCR: 2.22
• GRM: 4.9

CMA / ARV

• ARV (median comp): $154,246
• List price: $50,320
• Delta: -67.38%
• 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
1215 E 13th St S	0.22mi	2/1.0	984 (0%)	3mo	$215,000	$218	87
808 E 8th St S	0.17mi	2/1.0	960 (-2%)	7mo	$125,000	$130	82
703 E 14th St. S St E	0.38mi	2/2.0	936 (-5%)	8mo	$178,000	$190	63
816 E 7th St S	0.20mi	2/1.0	852 (-13%)	8mo	$142,000	$167	62
724 S 4th Ave E	0.49mi	3/2.0 (+1)	952 (-3%)	3mo	$158,000	$166	60
431 S 6th Ave E	0.45mi	2/1.0	882 (-10%)	3mo	$70,000	$79	59
607 E 14th St S	0.42mi	2/2.0	1,068 (+8%)	5mo	$172,000	$161	58
501 S 5th Ave E	0.48mi	3/1.5 (+1)	1,073 (+9%)	2mo	$150,000	$140	54
904 E 14th St S	0.33mi	3/2.0 (+1)	1,114 (+13%)	2mo	$210,000	$189	52
416 E 12th St S	0.44mi	3/1.0 (+1)	1,120 (+14%)	1mo	$86,625	$77	51
305 S 5th Ave E	0.60mi	2/1.0	864 (-12%)	7mo	$165,000	$191	46
1224 1st Ave E	0.68mi	2/1.0	868 (-12%)	8mo	$90,000	$104	41

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: 21.5%
• Equity multiple: 1.88×
• Total profit: $12,414
• Equity at exit: $7,503

10-year hold

• IRR: 29.6%
• Equity multiple: 3.65×
• Total profit: $37,329
• Equity at exit: $4,351

Cash invested: $14,090 (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: 4.9×

Monthly cashflow live

• Estimated rent: $849 high
• Mortgage (P&I): −$264
• Tax est. 1.5%: −$63 /mo · $755/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $323

Break-even live

Break-even rent $440

Max offer price $50,320

Occupancy floor 57%

Sensitivity live

Price	-10% $358	-5% $340	+0% $323	+5% $305	+10% $288
Rent	-10% $256	-5% $289	+0% $323	+5% $356	+10% $390
Rate	-1.0pp $348	-0.5pp $336	base $323	+0.5pp $310	+1.0pp $296

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: $12,580
• Closing costs: $1,510
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
723 E 6th St S Newton, IA	2.0	1.0	650	$775	$1.19	44d	1	0.36mi
500 E 17th St S Unit 28 Newton, IA	2.0	1.0	850	$850	$1.00	21d	1	0.57mi
500 E 17th St S Unit 22 Newton, IA	2.0	1.0	850	$950	$1.12	21d	1	0.60mi
602 E 2nd St S Newton, IA	2.0	1.0	750	$775	$1.03	44d	1	0.65mi
126 E 5th St S Newton, IA	1.0	1.0	550	$599	$1.09	24d	1	0.70mi
701 N 2nd Ave E Newton, IA	2.0	1.0	1100	$875	$0.80	14d	1	0.75mi
427 N 2nd Ave E Newton, IA	1.0	1.0	575	$599	$1.04	44d	1	0.81mi
605 E 7 1/2 St N Newton, IA	2.0	1.0	672	$1,200	$1.79	44d	1	1.01mi
726 E 8th St N Newton, IA	1.0	1.0	708	$895	$1.26	14d	1	1.11mi
320 W 3rd St N Unit 207 Newton, IA	1.0	1.0	609	$1,050	$1.72	44d	1	1.12mi
320 W 3rd St N Unit 112 Newton, IA	2.0	2.0	845	$1,295	$1.53	14d	1	1.12mi
706 S 2nd Ave W Unit 706 Newton, IA	1.0	1.0	550	$625	$1.14	44d	1	1.23mi
1026 E 12th St N Newton, IA	1.0	1.0	590	$625	$1.06	21d	1	1.34mi
1026 E 12th St N Newton, IA	2.0	1.0	780	$725	$0.93	14d	1	1.34mi
220 E 28th St N Newton, IA	2.0–3.0	2.0	877	$805	$0.92	14d	3	1.44mi

Listing history 19 events

1. 2026-06-09
   statusdays on market $50,320 Pending 49 DOM
2. 2026-06-08
   days on market $50,320 Active 48 DOM
3. 2026-06-07
   pricedays on market $50,320 Active 47 DOM
4. 2026-06-05
   days on market $74,000 Active 44 DOM
5. 2026-06-03
   days on market $74,000 Active 43 DOM
6. 2026-06-02
   days on market $74,000 Active 42 DOM
7. 2026-06-01
   days on market $74,000 Active 41 DOM
8. 2026-05-31
   days on market $74,000 Active 40 DOM
9. 2026-05-31
   days on market $74,000 Active 39 DOM
10. 2026-04-20
    listed $74,000 Active 383-char remark

    Show marketing remark (383 chars)

    This bungalow home sits on a spacious corner lot and offers more room than you’d expect. The main floor highlights a family room, spacious kitchen, dining area, 2 bedrooms, full bath and 1st floor laundry. The unfinished basement has endless possibilities. Step outside to a large yard perfect for relaxing evenings and entertaining. Close to the amenities Newton has to offer.

11. 2020-10-28
    historical 335-char remark

    Show marketing remark (335 chars)

    MUCH BIGGER THAN IT LOOKS! Cute 2 Bedroom, 1 bath home located on a large corner lot. Nice size living room and Dining area. A large kitchen with storage and a main floor laundry room. Lower level family room. Outside has a storage shed, large yard with patio and fire pit for cool autumn nights. New Roof in 2020, a definite must see!

12. 2020-10-27
    soldstatus $96,000 Closed 335-char remark

    Show marketing remark (335 chars)

    MUCH BIGGER THAN IT LOOKS! Cute 2 Bedroom, 1 bath home located on a large corner lot. Nice size living room and Dining area. A large kitchen with storage and a main floor laundry room. Lower level family room. Outside has a storage shed, large yard with patio and fire pit for cool autumn nights. New Roof in 2020, a definite must see!

13. 2020-10-27
    soldstatus $96,000

    Show marketing remark (335 chars)

    MUCH BIGGER THAN IT LOOKS! Cute 2 Bedroom, 1 bath home located on a large corner lot. Nice size living room and Dining area. A large kitchen with storage and a main floor laundry room. Lower level family room. Outside has a storage shed, large yard with patio and fire pit for cool autumn nights. New Roof in 2020, a definite must see!

14. 2020-10-27
    soldstatus $96,000

    Show marketing remark (335 chars)

    MUCH BIGGER THAN IT LOOKS! Cute 2 Bedroom, 1 bath home located on a large corner lot. Nice size living room and Dining area. A large kitchen with storage and a main floor laundry room. Lower level family room. Outside has a storage shed, large yard with patio and fire pit for cool autumn nights. New Roof in 2020, a definite must see!

15. 2020-09-08
    status Pending 335-char remark

    Show marketing remark (335 chars)

    MUCH BIGGER THAN IT LOOKS! Cute 2 Bedroom, 1 bath home located on a large corner lot. Nice size living room and Dining area. A large kitchen with storage and a main floor laundry room. Lower level family room. Outside has a storage shed, large yard with patio and fire pit for cool autumn nights. New Roof in 2020, a definite must see!

16. 2020-08-26
    listed $97,000 Active 335-char remark

    Show marketing remark (335 chars)

    MUCH BIGGER THAN IT LOOKS! Cute 2 Bedroom, 1 bath home located on a large corner lot. Nice size living room and Dining area. A large kitchen with storage and a main floor laundry room. Lower level family room. Outside has a storage shed, large yard with patio and fire pit for cool autumn nights. New Roof in 2020, a definite must see!

17. 2020-08-26
    listed $97,000

    Show marketing remark (335 chars)

    MUCH BIGGER THAN IT LOOKS! Cute 2 Bedroom, 1 bath home located on a large corner lot. Nice size living room and Dining area. A large kitchen with storage and a main floor laundry room. Lower level family room. Outside has a storage shed, large yard with patio and fire pit for cool autumn nights. New Roof in 2020, a definite must see!

18. 2020-08-26
    listed $97,000

    Show marketing remark (335 chars)

    MUCH BIGGER THAN IT LOOKS! Cute 2 Bedroom, 1 bath home located on a large corner lot. Nice size living room and Dining area. A large kitchen with storage and a main floor laundry room. Lower level family room. Outside has a storage shed, large yard with patio and fire pit for cool autumn nights. New Roof in 2020, a definite must see!

19. 2005-09-30
    listed $45,630

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $10,185
• − Mortgage interest: −$2,819
• − Property taxes: −$755
• − Insurance: −$252
• − Repairs & maintenance: −$815
• − Management: −$815
• − Depreciation: −$1,464
• Taxable income: $3,266
• Est. tax owed @ 24.0%: −$784
• After-tax cash flow: $3,089/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

+62.2% since first listed

10 events — show timeline

• 2026-04-20 Listed $74,000 DMMLS
• 2020-10-28 Listing Removed — DMMLS
• 2020-10-27 Sold (MLS) $96,000 IAR
• 2020-10-27 Sold (MLS) $96,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-10-27 Sold (MLS) $96,000 DMMLS
• 2020-09-08 Pending — DMMLS
• 2020-08-26 Listed $97,000 IAR
• 2020-08-26 Listed $97,000 NORTHSTARMLS as Distributed by MLS Grid
• 2020-08-26 Listed $97,000 DMMLS
• 2005-09-30 Listed $45,630 DMMLS

Property tax history

+11.7%/yr

Latest (2025): $3,887 · +72.4% YoY. Source: county tax records.