2710 Adams Ave · Des Moines, IA 50310

$189,000

3 bd · 1.0 ba · 1,649 sqft · SingleFamily public records · 131 Days on market

Built 1946 0.41 ac lot $115/sqft · 13% below area Est $217k · 13% under

---

Why this score? — see what drove the D 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 +13.3/15.0
• Cash flow +9.5/30.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.4/5.0
• 1% rule +3.2/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious and full of potential, this 3-bedroom, 1-bath home offers 1,649 sq ft of comfortable living space with a layout that provides room to spread out. Recently refreshed with fresh paint and a thorough cleaning, the home is move-in ready while still offering opportunities to make it your own. The oversized two-car garage adds convenience and extra storage, and the wooded backyard creates a private, peaceful setting—perfect for relaxing or entertaining. Previously used as a rental, this property would make a wonderful primary residence or continue as an investment. Ideally located near shopping, dining, and major commute routes, you’ll enjoy both accessibility and a sense of seclusion.

Key facts

• Quiet street
• Move-in ready
• Private outdoor area

Tags

• DETACHED GARAGE
• PRIVATE OUTDOOR AREA
• QUIET STREET
• MOVE-IN READY
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-130 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (18.4% below list).
• Recommended offer: $154k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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-, 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.
• Zoned schools: Monroe Elementary School (math 30% / reading 27%, grade F, #606 of 616 statewide, top 98%, 423 students, 95% FRL); Meredith Middle School (math 40% / reading 40%, grade F, #239 of 246 statewide, top 97%, 664 students, 84% FRL); Hoover High School (math 46% / reading 55%, grade D+, #311 of 336 statewide, top 93%, 991 students, 78% FRL) — zoned schools average 86% FRL vs 63% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 260 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 2,953 units permitted in Polk County in 2024 (540 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Polk County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $21k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $189k implies a 261% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,131 (18.4% 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 131 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.82% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.96%
• DSCR: 0.87
• GRM: 10.2

CMA / ARV

• ARV (median comp): $216,898
• List price: $189,000
• Delta: -12.86%
• 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
2905 Arnold Rd	0.18mi	4/2.0 (+1)	1,591 (-4%)	10mo	$286,000	$180	69
3501 Sheridan Ave	0.58mi	3/1.0	1,580 (-4%)	1mo	$265,000	$168	66
3500 28th St	0.31mi	3/2.0	1,442 (-13%)	2mo	$267,000	$185	58
2401 33rd St	0.55mi	3/1.5	1,494 (-9%)	1mo	$275,000	$184	56
3711 Adams Ave	0.69mi	2/1.0 (-1)	1,586 (-4%)	6mo	$253,000	$160	51
2117 34th St	0.73mi	3/1.0	1,601 (-3%)	14mo	$310,000	$194	50
2707 Hickman Rd	0.46mi	4/2.0 (+1)	1,844 (+12%)	2mo	$283,000	$153	48
2321 34th St	0.63mi	3/1.5	1,828 (+11%)	9mo	$299,999	$164	43
2521 30th St	0.40mi	4/2.0 (+1)	1,429 (-13%)	13mo	$257,000	$180	40
3514 Davisson Rd	0.58mi	3/2.5	1,892 (+15%)	7mo	$319,875	$169	36
2109 32nd St	0.68mi	3/1.5	1,456 (-12%)	15mo	$213,550	$147	34
2620 35th St	0.60mi	4/2.5 (+1)	1,860 (+13%)	10mo	$347,000	$187	31

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 · 3.74% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.29×
• Total profit: $-37,728
• Equity at exit: $28,181

10-year hold

• IRR: -11.8%
• Equity multiple: 0.27×
• Total profit: $-38,534
• Equity at exit: $16,341

Cash invested: $52,920 (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 50310

• Rents YoY: 3.7%
• Active inventory: 260
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,541 high
• Mortgage (P&I): −$991
• Tax from tax record: −$278 /mo · $3,338/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-130

Break-even live

Break-even rent $1,706

Max offer price $165,961

Occupancy floor —

Sensitivity live

Price	-10% $-23	-5% $-77	+0% $-130	+5% $-184	+10% $-237
Rent	-10% $-252	-5% $-191	+0% $-130	+5% $-70	+10% $-9
Rate	-1.0pp $-35	-0.5pp $-82	base $-130	+0.5pp $-179	+1.0pp $-229

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2715 Douglas Ave Des Moines, IA	3.0	2.0	1109	$1,408	$1.27	16d	1	0.42mi
2501 24th St Apt 106 Des Moines, IA	4.0	2.0	1175	$1,245	$1.06	45d	1	0.45mi
2403 36th St Des Moines, IA	3.0	2.0	1324	$1,600	$1.21	25d	1	0.73mi
3915 Lawnwoods Dr Des Moines, IA	3.0	1.5	1192	$1,850	$1.55	45d	1	0.80mi
1637 23rd St Des Moines, IA	4.0	2.0	1743	$1,595	$0.92	45d	1	0.96mi
2717 Meek Ave Des Moines, IA	2.0	2.0	1128	$1,550	$1.37	16d	1	1.01mi
1546 33rd St Des Moines, IA	4.0	2.0	1540	$1,850	$1.20	16d	1	1.10mi
3215 44th St Des Moines, IA	4.0	1.5	2000	$2,350	$1.18	16d	1	1.24mi
3103 Forest Ave Des Moines, IA	1.0–2.0	1.0–1.5	900	$1,550	$1.72	16d	1	1.26mi
4322 Northwest Dr Unit 1 Des Moines, IA	3.0	1.5	1386	$1,895	$1.37	45d	1	1.48mi
1260 34th St Unit 401 Des Moines, IA	3.0	2.0	1088	$1,335	$1.23	45d	1	1.48mi

Listing history 25 events

1. 2026-06-21
   days on market $189,000 Active 131 DOM
2. 2026-06-18
   days on market $189,000 Active 128 DOM
3. 2026-06-17
   days on market $189,000 Active 127 DOM
4. 2026-06-16
   days on market $189,000 Active 126 DOM
5. 2026-06-15
   days on market $189,000 Active 125 DOM
6. 2026-06-14
   days on market $189,000 Active 123 DOM
7. 2026-06-13
   days on market $189,000 Active 122 DOM
8. 2026-06-10
   days on market $189,000 Active 120 DOM
9. 2026-06-09
   days on market $189,000 Active 119 DOM
10. 2026-06-08
    days on market $189,000 Active 118 DOM
11. 2026-06-07
    days on market $189,000 Active 117 DOM
12. 2026-06-05
    days on market $189,000 Active 114 DOM
13. 2026-06-03
    days on market $189,000 Active 113 DOM
14. 2026-06-02
    days on market $189,000 Active 112 DOM
15. 2026-06-01
    pricedays on market $189,000 Active 111 DOM
16. 2026-05-31
    days on market $199,000 Active 110 DOM
17. 2026-05-31
    days on market $199,000 Active 109 DOM
18. 2026-02-24
    price $199,000 709-char remark

    Show marketing remark (709 chars)

    Spacious and full of potential, this 3-bedroom, 1-bath home offers 1,649 sq ft of comfortable living space with a layout that provides room to spread out. Recently refreshed with fresh paint and a thorough cleaning, the home is move-in ready while still offering opportunities to make it your own. The oversized two-car garage adds convenience and extra storage, and the wooded backyard creates a private, peaceful setting—perfect for relaxing or entertaining. Previously used as a rental, this property would make a wonderful primary residence or continue as an investment. Ideally located near shopping, dining, and major commute routes, you’ll enjoy both accessibility and a sense of seclusion.

19. 2026-02-10
    listed $209,900 Active 709-char remark

    Show marketing remark (709 chars)

    Spacious and full of potential, this 3-bedroom, 1-bath home offers 1,649 sq ft of comfortable living space with a layout that provides room to spread out. Recently refreshed with fresh paint and a thorough cleaning, the home is move-in ready while still offering opportunities to make it your own. The oversized two-car garage adds convenience and extra storage, and the wooded backyard creates a private, peaceful setting—perfect for relaxing or entertaining. Previously used as a rental, this property would make a wonderful primary residence or continue as an investment. Ideally located near shopping, dining, and major commute routes, you’ll enjoy both accessibility and a sense of seclusion.

20. 2011-10-31
    soldstatus $52,300 423-char remark

    Show marketing remark (423 chars)

    3 bedroom ranch home with finished attic. 2 car detached garage and large backyard. HUD Home Sold AS-IS. Listing #161-235369. Earnest Deposit $1000 Must Be Certified Funds to "HUD OR (Buyer's Name. )" Initial Bid Gathering Period for Owner/Occ Bids Only. If Not Sold Owner/Occ. /Investor are opened Daily After Date. Visit the HudHomeStore website for EXACT bid deadlines. INCLUDE EMAIL ADDRESS IN BID SUBMISSION.

21. 2011-06-23
    listed $55,000 423-char remark

    Show marketing remark (423 chars)

    3 bedroom ranch home with finished attic. 2 car detached garage and large backyard. HUD Home Sold AS-IS. Listing #161-235369. Earnest Deposit $1000 Must Be Certified Funds to "HUD OR (Buyer's Name. )" Initial Bid Gathering Period for Owner/Occ Bids Only. If Not Sold Owner/Occ. /Investor are opened Daily After Date. Visit the HudHomeStore website for EXACT bid deadlines. INCLUDE EMAIL ADDRESS IN BID SUBMISSION.

22. 2008-04-28
    soldstatus $120,000
23. 2008-04-23
    soldstatus $119,900
24. 2008-01-07
    listed $119,900
25. 2006-04-04
    listed $89,900

ⓘ 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: $3,338 · $278/mo
• Projected year-2 tax: $3,338 · $278/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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,496
• − Mortgage interest: −$10,587
• − Property taxes: −$3,338
• − Insurance: −$945
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$5,498
• Taxable loss: −$4,832
• Est. tax savings @ 24.0%: +$1,160
• After-tax cash flow: $-405/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): 31,177
• Household income: $76,381
• Rent vs Own: 30.4% rent · 69.6% own
• Severe rent burden: 928.0

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: Majority White (65%)
• Race & ethnicity: White 65% Black 14% Asian 9% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Ukrainian 3% Iranian 3% Italian 2%
• Foreign-born: 19% · Canada, Philippines, Vietnam
• Languages at home: 77% English-only · Other Asian/Pacific 6% Spanish 6% Russian/Polish/Slavic 3%

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: ▼ -197.92%
• Current HPI: 248.07
• Rent YoY: ▲ 3.74%
• 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

+121.4% since first listed

8 events — show timeline

• 2026-02-24 Price Changed $199,000 DMMLS
• 2026-02-10 Listed $209,900 DMMLS
• 2011-10-31 Sold (MLS) $52,300 DMMLS
• 2011-06-23 Listed $55,000 DMMLS
• 2008-04-28 Sold (Public Records) $120,000 Public Records
• 2008-04-23 Sold (MLS) $119,900 DMMLS
• 2008-01-07 Listed $119,900 DMMLS
• 2006-04-04 Listed $89,900 DMMLS

Property tax history

+2.5%/yr

Latest (2025): $3,338 · +2.0% YoY. Source: county tax records.