619 E 10th St N · Newton, IA 50208

$94,900

2 bd · 1.0 ba · 660 sqft · SingleFamily public records · 11 Days on market

Built 1930 0.32 ac lot $144/sqft · 28% below area Est $132k · 28% under

---

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 +15.3/30.0
• ARV discount +15.0/15.0
• Schools +5.1/10.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Remodeled 2 bedroom, 1 bath bungalow with a full basement and an old 2 car garage. The garage is in poor condition. The house includes a near new steel roof, freshly painted slate siding, some updated windows, and a breaker box. Stove and refrigerator included. There is also an extra lot included. This house has been used as a rental for many years.

Key facts

• Extra lot
• Breaker box
• Updated windows

Tags

• FULL BASEMENT
• STEEL ROOF
• SLATE SIDING
• UPDATED WINDOWS
• BREAKER BOX
• EXTRA LOT

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Residential zoning (R)
• Construction: Metal roof; See remarks for construction materials
• Exterior features: Chain link partial fencing; Patio (open)

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Window cooling units
• Interior features: Unfinished basement; Basement present

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $35 ($420/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 $87k (7.8% below list).
• Recommended offer: $87k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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 17% 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 $656 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,457 (7.8% below list)

Questions for the listing agent

1. Built in 1930 — 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: 6.74%
• Cash-on-cash: 1.58%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (median comp): $132,248
• List price: $94,900
• Delta: -28.24%
• 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
1108 N 6th Ave E	0.12mi	2/1.5	720 (+9%)	1mo	$134,500	$187	76
600 E 13th St N	0.25mi	2/1.0	660 (0%)	16mo	$105,000	$159	75
1102 N 6th Ave E	0.08mi	2/1.0	720 (+9%)	14mo	$134,000	$186	69
123 E 8th St S	0.44mi	2/1.0	702 (+6%)	8mo	$130,000	$185	62
314 E 14th St N	0.39mi	2/1.0	720 (+9%)	6mo	$148,000	$206	61
917 E 10th St N	0.24mi	3/2.0 (+1)	684 (+4%)	19mo	$162,500	$238	58
207 E 16th St N	0.54mi	2/1.0	720 (+9%)	8mo	$160,000	$222	54
413 E 11th St S	0.59mi	2/2.0	672 (+2%)	19mo	$163,000	$243	50
217 E 14th St N	0.41mi	2/1.0	720 (+9%)	20mo	$102,500	$142	49
301 E 17th St N	0.54mi	2/1.0	720 (+9%)	13mo	$149,000	$207	49
1004 1st St N	0.67mi	2/1.0	742 (+12%)	5mo	$169,000	$228	44
308 E 17th St N	0.56mi	2/1.0	720 (+9%)	20mo	$150,500	$209	42

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: -13.8%
• Equity multiple: 0.51×
• Total profit: $-13,133
• Equity at exit: $14,150

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-8,509
• Equity at exit: $8,205

Cash invested: $26,572 (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: 9.0×

Monthly cashflow live

• Estimated rent: $875 high
• Mortgage (P&I): −$498
• Tax from tax record: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $35

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 91%

Sensitivity live

Price	-10% $89	-5% $62	+0% $35	+5% $8	+10% $-19
Rent	-10% $-34	-5% $0	+0% $35	+5% $70	+10% $104
Rate	-1.0pp $83	-0.5pp $59	base $35	+0.5pp $10	+1.0pp $-15

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
726 E 8th St N Newton, IA	1.0	1.0	708	$895	$1.26	15d	1	0.14mi
605 E 7 1/2 St N Newton, IA	2.0	1.0	672	$1,200	$1.79	44d	1	0.18mi
1026 E 12th St N Newton, IA	1.0	1.0	590	$625	$1.06	22d	1	0.34mi
427 N 2nd Ave E Newton, IA	1.0	1.0	575	$599	$1.04	44d	1	0.51mi
126 E 5th St S Newton, IA	1.0	1.0	550	$599	$1.09	24d	1	0.57mi
320 W 3rd St N Unit 207 Newton, IA	1.0	1.0	609	$1,050	$1.72	44d	1	0.79mi
723 E 6th St S Newton, IA	2.0	1.0	650	$775	$1.19	44d	1	0.88mi
602 E 2nd St S Newton, IA	2.0	1.0	750	$775	$1.03	44d	1	0.92mi
1800 W 4th St N Newton, IA	1.0–3.0	1.0–2.0	792	$840	$1.06	15d	7	1.04mi
706 S 2nd Ave W Unit 706 Newton, IA	1.0	1.0	550	$625	$1.14	44d	1	1.16mi

Listing history 2 events

1. 2026-05-10
   status Pending 351-char remark
2. 2026-04-28
   listed $94,900 Active 351-char remark

ⓘ 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: $1,424 · $119/mo
• Projected year-2 tax: $1,457 · $121/mo
• Expected delta: +$33/yr (+$3/mo · 2.3%)

ⓘ 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: $10,495
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$840
• − Management: −$840
• − Depreciation: −$2,761
• Taxable loss: −$1,159
• Est. tax savings @ 24.0%: +$278
• After-tax cash flow: $699/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

2 events — show timeline

• 2026-05-10 Pending — DMMLS
• 2026-04-28 Listed $94,900 DMMLS

Property tax history

+2.8%/yr

Latest (2025): $1,424 · +0.6% YoY. Source: county tax records.