1119 N 4th Ave E · Newton, IA 50208

$80,000

3 bd · 1.0 ba · 800 sqft · SingleFamily public records · 9 Days on market

Built 1939 6,633 sqft lot Est $150k · 47% under

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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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.6/10.0
• 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

Opportunity awaits with this affordable Newton fixer-upper offering solid potential for an investor, flipper, or buyer looking to build sweat equity. This home features original wood flooring, updated wood kitchen cabinets, and a furnace replaced approximately 2 years ago. The property does need cosmetic updates and repairs, including paint, roof attention on the side garage, and bathroom/plumbing improvements, but offers a good starting point for someone ready to make it their own. Convenient location with easy access to local amenities, schools, and shopping. Property is being sold in as-is condition.

Key facts

• Furnace replaced
• Convenient location
• 6,633 sq ft lot

Tags

• ORIGINAL WOOD FLOORING
• UPDATED WOOD KITCHEN CABINETS
• FURNACE REPLACED
• CONVENIENT LOCATION
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Exterior

• Parking: Detached two-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story home
• Construction: Wood siding; Asphalt shingle roof; Below-grade finished area
• Exterior features: Concrete road access; Lot dimensions approximately 67 x 99

Interior

• Bedrooms: 3 main-level bedrooms
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Tile flooring; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 9.8% 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: 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; 13 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 $553 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 $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1939 — 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: 1.26% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.47%
• DSCR: 1.55
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $149,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1112 N 8th Ave E	0.27mi	3/1.0	816 (+2%)	2mo	$140,000	$172	82
201 E 13th St N	0.19mi	2/1.0 (-1)	816 (+2%)	1mo	$125,000	$153	82
1421 N 4th Ave E	0.26mi	3/1.0	812 (+2%)	7mo	$150,000	$185	80
806 E 12th St N	0.31mi	3/1.0	792 (-1%)	6mo	$157,000	$198	79
2 Bungalow Ct	0.28mi	2/1.0 (-1)	816 (+2%)	4mo	$60,000	$74	75
1326 Crescent Dr	0.20mi	2/1.0 (-1)	858 (+7%)	2mo	$92,000	$107	72
1108 N 6th Ave E	0.12mi	2/1.5 (-1)	720 (-10%)	1mo	$134,500	$187	70
711 E 14th St N	0.29mi	3/2.0	864 (+8%)	1mo	$187,000	$216	68
314 E 14th St N	0.23mi	2/1.0 (-1)	720 (-10%)	7mo	$148,000	$206	62
924 E 9th St N	0.44mi	3/2.0	873 (+9%)	6mo	$215,000	$246	55
709 E 9th St S	0.66mi	2/1.0 (-1)	704 (-12%)	2mo	$145,900	$207	43
431 S 6th Ave E	0.72mi	2/1.0 (-1)	882 (+10%)	3mo	$70,000	$79	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: 2.2%
• Equity multiple: 1.08×
• Total profit: $1,883
• Equity at exit: $11,928

10-year hold

• IRR: 11.8%
• Equity multiple: 1.93×
• Total profit: $20,818
• Equity at exit: $6,917

Cash invested: $22,400 (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 50208

• Home prices YoY: -14.4%
• Active inventory: 242
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,008 high
• Mortgage (P&I): −$420
• Tax from tax record: −$110 /mo · $1,326/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $233

Break-even live

Break-even rent $713

Max offer price $80,000

Occupancy floor 72%

Sensitivity live

Price	-10% $278	-5% $255	+0% $233	+5% $210	+10% $187
Rent	-10% $153	-5% $193	+0% $233	+5% $273	+10% $312
Rate	-1.0pp $273	-0.5pp $253	base $233	+0.5pp $212	+1.0pp $191

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 E 7 1/2 St N Newton, IA	2.0	1.0	672	$1,200	$1.79	45d	1	0.30mi
701 N 2nd Ave E Newton, IA	2.0	1.0	1100	$875	$0.80	15d	1	0.38mi
1026 E 12th St N Newton, IA	2.0	1.0	780	$725	$0.93	15d	1	0.43mi
500 E 17th St S Unit 22 Newton, IA	2.0	1.0	850	$950	$1.12	22d	1	0.62mi
500 E 17th St S Unit 28 Newton, IA	2.0	1.0	850	$850	$1.00	22d	1	0.63mi
723 E 6th St S Newton, IA	2.0	1.0	650	$775	$1.19	45d	1	0.80mi
320 W 3rd St N Unit 112 Newton, IA	2.0	2.0	845	$1,295	$1.53	15d	1	0.87mi
602 E 2nd St S Newton, IA	2.0	1.0	750	$775	$1.03	45d	1	0.90mi
603 E 22nd St S Newton, IA	4.0	1.0	1104	$1,725	$1.56	15d	1	0.93mi
220 E 28th St N Newton, IA	2.0–3.0	2.0	877	$945	$1.08	15d	3	1.06mi
1800 W 4th St N Newton, IA	1.0–3.0	1.0–2.0	792	$970	$1.22	15d	7	1.21mi
2305 E 19th St N Newton, IA	3.0	2.0	1140	$1,044	$0.92	15d	1	1.23mi
1798 W 4th St N Newton, IA	3.0	1.0	1008	$1,025	$1.02	15d	4	1.34mi

Listing history 7 events

1. 2026-06-05
   days on market $80,000 Active 9 DOM
2. 2026-06-03
   days on market $80,000 Active 8 DOM
3. 2026-06-02
   days on market $80,000 Active 7 DOM
4. 2026-06-01
   days on market $80,000 Active 6 DOM
5. 2026-05-31
   days on market $80,000 Active 5 DOM
6. 2026-05-31
   days on market $80,000 Active 4 DOM
7. 2026-05-22
   listed $80,000 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: $1,326 · $110/mo
• Projected year-2 tax: $1,326 · $110/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 ≥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: $12,093
• − Mortgage interest: −$4,481
• − Property taxes: −$1,326
• − Insurance: −$400
• − Repairs & maintenance: −$967
• − Management: −$967
• − Depreciation: −$2,327
• Taxable income: $1,624
• Est. tax owed @ 24.0%: −$390
• After-tax cash flow: $2,404/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

1 event — show timeline

• 2026-05-22 Listed $80,000 DMMLS

Property tax history

+1.6%/yr

Latest (2025): $1,326 · -7.9% YoY. Source: county tax records.