1120 Amos Ave · Des Moines, IA 50315

$84,500

2 bd · 1.0 ba · 661 sqft · SingleFamily public records

Built 1920 0.28 ac lot Est $164k · 48% 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 +23.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.1/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.28 acre lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $84k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($936 rent vs $84k).
• Cap rate 8.5% 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-, 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 (+3.5%/yr); 227 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $584 of loan paydown is wiped out by about $3k 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $84,500

Questions for the listing agent

1. Built in 1920 — 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 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?
4. 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?
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: 1.11% ✓
• Cap rate: 8.45%
• Cash-on-cash: 7.71%
• DSCR: 1.34
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $163,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1159 Mason Ave	0.05mi	2/1.0	672 (+2%)	0mo	$166,500	$248	94
1352 Johnson St	0.32mi	2/1.0	672 (+2%)	2mo	$146,000	$217	80
1199 Mason Ave	0.09mi	3/2.0 (+1)	696 (+5%)	1mo	$226,000	$325	77
1328 Johnson St	0.30mi	3/2.0 (+1)	672 (+2%)	0mo	$175,000	$260	74
1336 Johnson St	0.30mi	2/1.0	672 (+2%)	15mo	$169,900	$253	71
1319 Bundy St	0.43mi	2/1.0	680 (+3%)	11mo	$124,900	$184	66
6811 SW 13th St	0.27mi	2/1.0	748 (+13%)	0mo	$203,000	$271	65
1323 Bundy St	0.43mi	2/1.0	704 (+6%)	13mo	$138,000	$196	58
1020 Bundy St	0.32mi	1/1.0 (-1)	745 (+13%)	11mo	$132,000	$177	50
1112 West St	0.43mi	2/1.0	760 (+15%)	11mo	$156,915	$206	46
6408 SW 16th St	0.66mi	2/1.0	728 (+10%)	10mo	$155,000	$213	44
1309 Geil Ave	0.45mi	3/2.0 (+1)	750 (+14%)	11mo	$215,000	$287	38

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 · 3.48% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-3,535
• Equity at exit: $12,599

10-year hold

• IRR: 6.3%
• Equity multiple: 1.48×
• Total profit: $11,344
• Equity at exit: $7,306

Cash invested: $23,660 (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 50315

• Rents YoY: 3.5%
• Active inventory: 227
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $936 high
• Mortgage (P&I): −$443
• Tax from tax record: −$109 /mo · $1,312/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $152

Break-even live

Break-even rent $744

Max offer price $84,500

Occupancy floor 79%

Sensitivity live

Price	-10% $200	-5% $176	+0% $152	+5% $128	+10% $104
Rent	-10% $78	-5% $115	+0% $152	+5% $189	+10% $226
Rate	-1.0pp $195	-0.5pp $174	base $152	+0.5pp $130	+1.0pp $108

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: $21,125
• Closing costs: $2,535
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6920 SW 9th St Apt 11 Des Moines, IA	2.0	1.0	750	$775	$1.03	44d	1	0.22mi
6920 SW 9th St Apt 12 Des Moines, IA	2.0	1.0	750	$750	$1.00	44d	1	0.22mi
6924 Chaffee Rd Des Moines, IA	1.0–2.0	1.0	796	$1,038	$1.30	15d	14	0.60mi
6514 Chaffee Rd Des Moines, IA	1.0–2.0	1.0	683	$960	$1.40	15d	19	0.69mi
5508 SW 8th St Des Moines, IA	1.0	1.0	624	$895	$1.43	45d	1	1.06mi
7201 SE 5th St Des Moines, IA	1.0–2.0	1.0	749	$780	$1.04	15d	3	1.20mi
5015 SW 9th St Des Moines, IA	1.0–2.0	1.0	682	$910	$1.33	15d	5	1.36mi
5016 SW 13th St Des Moines, IA	2.0	1.0	676	$1,395	$2.06	44d	1	1.36mi
6209 SE 5th St Unit 6221-104 Des Moines, IA	1.0	1.0	600	$875	$1.46	22d	1	1.37mi

Listing history 2 events

1. 2026-05-06
   listed $84,500
2. 2026-05-06
   historical

ⓘ 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: $1,312 · $109/mo
• Projected year-2 tax: $1,319 · $110/mo
• Expected delta: +$7/yr (+$1/mo · 0.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,237
• − Mortgage interest: −$4,733
• − Property taxes: −$1,312
• − Insurance: −$422
• − Repairs & maintenance: −$899
• − Management: −$899
• − Depreciation: −$2,458
• Taxable income: $513
• Est. tax owed @ 24.0%: −$123
• After-tax cash flow: $1,702/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): 34,816
• Household income: $60,590
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 1072.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 19% Two or more races 11% Black 9% Asian 2%
• Hispanic origin (detail): Mexican 14%
• Common ancestry: Iranian 2% Portuguese 2% Italian 2%
• Foreign-born: 10% · Canada, Philippines
• Languages at home: 83% English-only · Spanish 13% Other Asian/Pacific 1%

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: ▼ -259.03%
• Current HPI: 269.7231
• Rent YoY: ▲ 3.48%
• 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

• 2026-05-06 Listing Removed — DMMLS
• 2026-05-06 Listed $84,500 DMMLS

Property tax history

+1.0%/yr

Latest (2025): $1,312 · -4.1% YoY. Source: county tax records.