Reagan Plan · Clive, IA 50325

$328,500

3 bd · 2.5 ba · 1,500 sqft · SingleFamily · 356 Days on market

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Why this score? — see what drove the F 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 +7.5/15.0
• Schools +7.1/10.0
• Cash flow +4.8/30.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clive, boasting a population of 18,601, stands at the brink of a promising future! Positioned at the intersection of two major interstate highways (35 & 80), our community thrives on visibility and convenience, making it an attractive hub for corporate endeavors. Currently, Clive is actively developing 1,200 acres for a mix of residential and commercial purposes. For those seeking an ideal living environment, Clive shines. Forbes magazine, in a comparison of home costs nationwide, has hailed Clive as the premier address in Des Moines. The city seamlessly combines the convenience and amenities of a metropolitan area with the tranquil lifestyle of country living, situated on the western periphery of metro Des Moines. Explore the community, indulge in retail therapy, and traverse the scenic greenbelt bike and walking trail - a testament to why Clive is an exceptional locale for living, working, and playing. Clive takes pride in its outstanding housing developments, having been showcased in five Home Shows. The Greenbelt Park, weaving through much of Clive, offers an array of recreational trails and opportunities, doubling as a haven for wildlife. In Clive, "good things are happening. "

Key facts

• Recreational trails
• Premier address
• 3 parking spots

Tags

• PREMIER ADDRESS
• RECREATIONAL TRAILS

🏗️ New construction. The $328,500 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $415,502.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $328k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (17.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (28.2% below list).
• Recommended offer: $236k (28.2% below list) — sets the bar for 1% rule.
• Cap rate 3.4% vs local median 1.8% in Clive — 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 83/100 on livability (#39 in IA, #1,021 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities D-, commute F.
• Waukee Community School District (suburban): math 80% / reading 79% proficiency, ranked #14 of 289 in IA (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Walnut Hills Elementary School (math 91% / reading 81%, grade A+, #26 of 616 statewide, top 4%, 625 students, 9% FRL); Waukee Middle School (math 83% / reading 81%, grade A+, #22 of 246 statewide, top 12%, 1,069 students, 12% FRL); Waukee High School (math 74% / reading 82%, grade A-, #53 of 336 statewide, top 16%, 1,268 students, 24% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: 182 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,503 units permitted in Dallas County in 2024 (630 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Dallas County population projected at +74% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 356 days — a 12% lower offer ($289k) is reasonable based on typical stale-listing flexibility.

Recommended offer $236,016 (28.2% 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 356 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.57% ✗
• Cap rate: 3.38%
• Cash-on-cash: -10.39%
• DSCR: 0.54
• GRM: 14.7

CMA / ARV

• ARV (median comp): $415,502
• List price: $328,500
• Delta: -20.94%
• 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
18257 Alpine Dr	0.11mi	4/2.5 (+1)	1,486 (-1%)	2mo	$350,000	$236	87
130 NW Rolling Cir	0.17mi	3/2.0	1,480 (-1%)	2mo	$355,000	$240	87
35 NW Rolling Cir	0.08mi	4/3.0 (+1)	1,480 (-1%)	2mo	$399,990	$270	86
17976 Alpine Dr	0.29mi	3/2.5	1,500 (0%)	3mo	$366,000	$244	84
120 NW Rolling Cir	0.16mi	3/2.0	1,340 (-11%)	2mo	$349,990	$261	71
18025 Alpine Dr	0.26mi	4/3.0 (+1)	1,430 (-5%)	4mo	$348,000	$243	70
150 NW Rolling Cir	0.19mi	3/2.0	1,340 (-11%)	2mo	$350,000	$261	70
105 NW Ashley Ct	0.29mi	4/3.0 (+1)	1,637 (+9%)	1mo	$475,000	$290	64
4649 177th St	0.71mi	3/2.0	1,519 (+1%)	3mo	$479,350	$316	61
4601 178th St	0.52mi	4/3.0 (+1)	1,659 (+11%)	2mo	$639,000	$385	50
4650 178th St	0.65mi	4/3.0 (+1)	1,617 (+8%)	2mo	$599,900	$371	48
1310 NW Alderleaf Dr	0.53mi	4/3.5 (+1)	1,672 (+12%)	2mo	$665,000	$398	45

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: -35.0%
• Equity multiple: -0.13×
• Total profit: $-131,424
• Equity at exit: $61,953

10-year hold

• IRR: -46.1%
• Equity multiple: -0.69×
• Total profit: $-196,876
• Equity at exit: $35,925

Cash invested: $116,341 (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 50325

• Active inventory: 182
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,360 high
• Mortgage (P&I): −$2,179
• Tax est. 1.5%: −$519 /mo · $6,233/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-1,007

Break-even live

Break-even rent $3,635

Max offer price $269,800

Occupancy floor —

Sensitivity live

Price	-10% $-720	-5% $-863	+0% $-1,007	+5% $-1,150	+10% $-1,294
Rent	-10% $-1,193	-5% $-1,100	+0% $-1,007	+5% $-914	+10% $-820
Rate	-1.0pp $-798	-0.5pp $-901	base $-1,007	+0.5pp $-1,115	+1.0pp $-1,224

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: $103,875
• Closing costs: $12,465
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4401 N Warrior Ln Clive, IA	2.0	2.0	2022	$2,875	$1.42	20d	1	0.14mi
835 NE Redwood Blvd Waukee, IA	2.0	2.0	1457	$2,235	$1.53	16d	3	1.02mi
4743 170th Pl Waukee, IA	3.0	2.5	1511	$2,050	$1.36	16d	1	1.11mi
122 NW Pike Cir Waukee, IA	4.0	2.5	1809	$2,495	$1.38	45d	1	1.20mi
4736 167th St Urbandale, IA	3.0	2.5	1585	$2,296	$1.45	16d	1	1.28mi
4735 NW 167th St Waukee, IA	3.0	3.0	1557	$2,300	$1.48	45d	1	1.30mi
714 NE Alice's Rd Unit 620 Waukee, IA	2.0	2.0	1095	$1,300	$1.19	45d	1	1.34mi
16605 Oakwood Dr Urbandale, IA	3.0	2.5	1572	$2,350	$1.49	45d	1	1.36mi
386 NE Satinwood Waukee, IA	2.0	2.0	1056	$1,395	$1.32	45d	1	1.37mi
1110 NW Sproul Dr Waukee, IA	4.0	3.0	2028	$2,800	$1.38	25d	1	1.38mi
293 NE Basswood Waukee, IA	2.0	2.0	1120	$1,345	$1.20	25d	1	1.40mi
330 NE Cardinal Ln Waukee, IA	4.0	3.0	1492	$2,500	$1.68	45d	1	1.42mi
324 NE Sandalwood Waukee, IA	2.0	2.0	1108	$1,400	$1.26	25d	1	1.43mi
307 NE Sandalwood Waukee, IA	2.0	2.0	1108	$1,550	$1.40	45d	1	1.46mi
869 NE Traverse Dr Waukee, IA	3.0	3.0	1868	$2,095	$1.12	16d	1	1.50mi

Listing history 18 events

1. 2026-06-21
   days on market $328,500 Active 356 DOM
2. 2026-06-18
   days on market $328,500 Active 353 DOM
3. 2026-06-17
   days on market $328,500 Active 352 DOM
4. 2026-06-16
   days on market $328,500 Active 351 DOM
5. 2026-06-15
   days on market $328,500 Active 350 DOM
6. 2026-06-14
   days on market $328,500 Active 348 DOM
7. 2026-06-13
   days on market $328,500 Active 347 DOM
8. 2026-06-10
   days on market $328,500 Active 345 DOM
9. 2026-06-09
   days on market $328,500 Active 344 DOM
10. 2026-06-08
    days on market $328,500 Active 343 DOM
11. 2026-06-07
    days on market $328,500 Active 342 DOM
12. 2026-06-05
    pricedays on market $328,500 Active 339 DOM
13. 2026-06-03
    days on market $318,500 Active 338 DOM
14. 2026-06-02
    days on market $318,500 Active 337 DOM
15. 2026-06-01
    days on market $318,500 Active 336 DOM
16. 2026-05-31
    days on market $318,500 Active 335 DOM
17. 2026-05-31
    days on market $318,500 Active 334 DOM
18. 2025-06-30
    listed $318,500 Active 1217-char remark

    Show marketing remark (1217 chars)

    Clive, boasting a population of 18,601, stands at the brink of a promising future! Positioned at the intersection of two major interstate highways (35 & 80), our community thrives on visibility and convenience, making it an attractive hub for corporate endeavors. Currently, Clive is actively developing 1,200 acres for a mix of residential and commercial purposes. For those seeking an ideal living environment, Clive shines. Forbes magazine, in a comparison of home costs nationwide, has hailed Clive as the premier address in Des Moines. The city seamlessly combines the convenience and amenities of a metropolitan area with the tranquil lifestyle of country living, situated on the western periphery of metro Des Moines. Explore the community, indulge in retail therapy, and traverse the scenic greenbelt bike and walking trail - a testament to why Clive is an exceptional locale for living, working, and playing. Clive takes pride in its outstanding housing developments, having been showcased in five Home Shows. The Greenbelt Park, weaving through much of Clive, offers an array of recreational trails and opportunities, doubling as a haven for wildlife. In Clive, "good things are happening. "

ⓘ 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 ≥102°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: $28,322
• − Mortgage interest: −$23,275
• − Property taxes: −$6,233
• − Insurance: −$2,078
• − Repairs & maintenance: −$2,266
• − Management: −$2,266
• − Depreciation: −$12,087
• Taxable loss: −$19,882
• Est. tax savings @ 24.0%: +$4,772
• After-tax cash flow: $-7,311/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: Waukee Community School District
• NCES district ID: 1930510
• Math proficiency: 80% ▼ -6.00%
• Reading proficiency: 79% ▼ -5.00%
• Median HH income: $88,580
• Composite: 70.94/100
• National rank: #245
• State rank: #14 of 289 in IA

Livability — Clive

• Score: 83/100
• State rank: #39
• US rank: #1021

Category grades

Amenities D- Commute F Cost of living B Crime B+ Employment A+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clive, IA
• City population: 18,776
• Population (ZIP): 18,776

Population outlook (Dallas County) Hauer SSP2

• Today (2025): 111,904 people
• By 2030: 127,807 · +14.2%
• By 2040: 160,576 · +43.5%
• By 2050: 194,154 · +73.5%
• By 2075: 271,895 · +143.0%
• By 2100: 326,525 · +191.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 12% Two or more races 5% Black 5% Asian 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 6% Iranian 2% Slovak 2%
• Foreign-born: 15% · Canada, Philippines, Jamaica
• Languages at home: 80% English-only · Spanish 10% Russian/Polish/Slavic 3% Chinese 1%

Political lean MEDSL · Dallas

• 2024 margin: Toss-up / Even · D 46.9% · R 51.7% · Other 1.4%
• 2008→2024 swing: +0.8pp no change · 2008: -5.5pp · 2024: -4.8pp
• All cycles: 2024: R+4.8 2020: R+2.0 2016: R+9.6 2012: R+11.8 2008: R+5.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -112.41%
• Current HPI: 205.8441
• Rent YoY: —
• Metro: —
• 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

• 2025-06-30 Listed $318,500 Zillow