4285 S Orilla Rd · West Des Moines, IA 50061

$335,000

2 bd · 1.5 ba · 1,862 sqft · SingleFamily public records · 122 Days on market

Built 1920 1.62 ac lot $180/sqft · 59% below area Est $577k · 42% 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 +15.0/15.0
• Cash flow +6.7/30.0
• Schools +6.7/10.0
• Appreciation +5.1/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Rare opportunity in West Des Moines within the Norwalk School District! This home sits on nearly 2 private acres backing to the Great Western Bike Trail, just minutes from downtown Des Moines. Inside, enjoy a spacious open layout with 3 comfortable bedrooms. The updated kitchen features stainless steel appliances, & the professionally remodeled bathroom offers a spa-like tiled shower for a touch of luxury. The partially finished basement includes a large daylight window & rear walk-out for added living space. Relax in the enclosed 3-season porch or entertain on the deck overlooking the expansive yard. A 2-car detached garage with extra storage, large shed, & additional outbuilding provide endless possibilities. Major updates include full re-plumb & new water heater (2021). New furnace, A/C, & water softener (2023) plus more! Space, updates & location! This one has it all!

Key facts

• 1.62 acre lot
• 2 garage spots
• Built 1920

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-533 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (28.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (36.6% below list).
• Recommended offer: $212k (36.6% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 2.5% in West 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 87/100 on livability (#11 in IA, #336 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F.
• Norwalk Community School District (suburban): math 76% / reading 76% proficiency, ranked #39 of 289 in IA (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Oviatt Elementary School (616 students, 22% FRL); Norwalk Middle School (math 76% / reading 75%, grade A, #65 of 246 statewide, top 29%, 787 students, 21% FRL); Norwalk Senior High School (math 72% / reading 79%, grade A-, #79 of 336 statewide, top 25%, 1,035 students, 19% FRL).
• Market conditions: 77 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 439 units permitted in Warren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($2k loan paydown + $899 appreciation (0.3% local appreciation)).
• Warren County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 9, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $200k; list at $335k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $212,271 (36.6% 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 122 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.63% ✗
• Cap rate: 4.38%
• Cash-on-cash: -6.82%
• DSCR: 0.70
• GRM: 13.2

CMA / ARV

• ARV (median comp): $577,286
• List price: $335,000
• Delta: -41.97%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

0.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.58×
• Total profit: $-39,523
• Equity at exit: $101,795

10-year hold

• IRR: -2.8%
• Equity multiple: 0.69×
• Total profit: $-29,448
• Equity at exit: $126,032

Cash invested: $93,800 (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 50061

• Home prices YoY: 0.1%
• Active inventory: 77
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,123 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$314 /mo · $3,762/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-533

Break-even live

Break-even rent $2,797

Max offer price $240,859

Occupancy floor —

Sensitivity live

Price	-10% $-343	-5% $-438	+0% $-533	+5% $-628	+10% $-723
Rent	-10% $-701	-5% $-617	+0% $-533	+5% $-449	+10% $-365
Rate	-1.0pp $-364	-0.5pp $-448	base $-533	+0.5pp $-620	+1.0pp $-708

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2374 SE Callista Ave Cumming, IA	3.0	2.5	1511	$1,995	$1.32	45d	1	0.45mi
2486 SE Morningdew Dr West Des Moines, IA	3.0	2.5	1750	$2,250	$1.29	23d	1	0.51mi

Listing history 25 events

1. 2026-06-21
   days on market $335,000 Active 122 DOM
2. 2026-06-18
   days on market $335,000 Active 119 DOM
3. 2026-06-17
   days on market $335,000 Active 118 DOM
4. 2026-06-16
   days on market $335,000 Active 117 DOM
5. 2026-06-15
   days on market $335,000 Active 116 DOM
6. 2026-06-14
   days on market $335,000 Active 114 DOM
7. 2026-06-13
   days on market $335,000 Active 113 DOM
8. 2026-06-10
   days on market $335,000 Active 111 DOM
9. 2026-06-09
   days on market $335,000 Active 110 DOM
10. 2026-06-08
    days on market $335,000 Active 109 DOM
11. 2026-06-07
    days on market $335,000 Active 108 DOM
12. 2026-06-05
    days on market $335,000 Active 105 DOM
13. 2026-06-03
    pricedays on market $335,000 Active 104 DOM
14. 2026-06-02
    days on market $337,500 Active 103 DOM
15. 2026-06-01
    days on market $337,500 Active 102 DOM
16. 2026-05-31
    days on market $337,500 Active 101 DOM
17. 2026-05-31
    days on market $337,500 Active 100 DOM
18. 2026-05-15
    price $337,500 917-char remark

    Show marketing remark (917 chars)

    Rare opportunity in West Des Moines within the Norwalk School District! This home sits on nearly 2 private acres backing to the Great Western Bike Trail, just minutes from downtown Des Moines. Inside, enjoy a spacious open layout with 3 comfortable bedrooms. The updated kitchen features stainless steel appliances, & the professionally remodeled bathroom offers a spa-like tiled shower for a touch of luxury. The partially finished basement includes a large daylight window & rear walk-out for added living space. Relax in the enclosed 3-season porch or entertain on the deck overlooking the expansive yard. A 2-car detached garage with extra storage, large shed, & additional outbuilding provide endless possibilities. Major updates include full re-plumb & new water heater (2021). New furnace, A/C, & water softener (2023) plus more! Space, updates & location! This one has it all!

19. 2026-04-07
    price $342,500 917-char remark

    Show marketing remark (917 chars)

    Rare opportunity in West Des Moines within the Norwalk School District! This home sits on nearly 2 private acres backing to the Great Western Bike Trail, just minutes from downtown Des Moines. Inside, enjoy a spacious open layout with 3 comfortable bedrooms. The updated kitchen features stainless steel appliances, & the professionally remodeled bathroom offers a spa-like tiled shower for a touch of luxury. The partially finished basement includes a large daylight window & rear walk-out for added living space. Relax in the enclosed 3-season porch or entertain on the deck overlooking the expansive yard. A 2-car detached garage with extra storage, large shed, & additional outbuilding provide endless possibilities. Major updates include full re-plumb & new water heater (2021). New furnace, A/C, & water softener (2023) plus more! Space, updates & location! This one has it all!

20. 2026-03-04
    price $345,000 917-char remark

    Show marketing remark (917 chars)

    Rare opportunity in West Des Moines within the Norwalk School District! This home sits on nearly 2 private acres backing to the Great Western Bike Trail, just minutes from downtown Des Moines. Inside, enjoy a spacious open layout with 3 comfortable bedrooms. The updated kitchen features stainless steel appliances, & the professionally remodeled bathroom offers a spa-like tiled shower for a touch of luxury. The partially finished basement includes a large daylight window & rear walk-out for added living space. Relax in the enclosed 3-season porch or entertain on the deck overlooking the expansive yard. A 2-car detached garage with extra storage, large shed, & additional outbuilding provide endless possibilities. Major updates include full re-plumb & new water heater (2021). New furnace, A/C, & water softener (2023) plus more! Space, updates & location! This one has it all!

21. 2026-02-19
    listed $349,900 Active 917-char remark

    Show marketing remark (917 chars)

    Rare opportunity in West Des Moines within the Norwalk School District! This home sits on nearly 2 private acres backing to the Great Western Bike Trail, just minutes from downtown Des Moines. Inside, enjoy a spacious open layout with 3 comfortable bedrooms. The updated kitchen features stainless steel appliances, & the professionally remodeled bathroom offers a spa-like tiled shower for a touch of luxury. The partially finished basement includes a large daylight window & rear walk-out for added living space. Relax in the enclosed 3-season porch or entertain on the deck overlooking the expansive yard. A 2-car detached garage with extra storage, large shed, & additional outbuilding provide endless possibilities. Major updates include full re-plumb & new water heater (2021). New furnace, A/C, & water softener (2023) plus more! Space, updates & location! This one has it all!

22. 2019-05-03
    soldstatus $199,875
23. 2019-05-01
    soldstatus $199,900 Sold 471-char remark

    Show marketing remark (471 chars)

    Norwalk schools with this acreage that backs up to bike trail and won't last long! Split foyer home with 3 bedrooms, 1 bathroom and 2 car detached garage. Another building near back of property. Updated kitchen within last 10 years and is spacious and open to dinette & screened in porch in back. Roof, Furnace, A/C, and water heater installed in 2005. Lower level has additional shower and sink. All appliances included. Call today to view this acreage under 200K!

24. 2019-02-27
    status Pending 471-char remark

    Show marketing remark (471 chars)

    Norwalk schools with this acreage that backs up to bike trail and won't last long! Split foyer home with 3 bedrooms, 1 bathroom and 2 car detached garage. Another building near back of property. Updated kitchen within last 10 years and is spacious and open to dinette & screened in porch in back. Roof, Furnace, A/C, and water heater installed in 2005. Lower level has additional shower and sink. All appliances included. Call today to view this acreage under 200K!

25. 2019-02-20
    listed $199,900 Active 471-char remark

    Show marketing remark (471 chars)

    Norwalk schools with this acreage that backs up to bike trail and won't last long! Split foyer home with 3 bedrooms, 1 bathroom and 2 car detached garage. Another building near back of property. Updated kitchen within last 10 years and is spacious and open to dinette & screened in porch in back. Roof, Furnace, A/C, and water heater installed in 2005. Lower level has additional shower and sink. All appliances included. Call today to view this acreage under 200K!

ⓘ 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: $3,762 · $314/mo
• Projected year-2 tax: $4,511 · $376/mo
• Expected delta: +$749/yr (+$62/mo · 19.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°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: $25,473
• − Mortgage interest: −$18,765
• − Property taxes: −$3,762
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − Depreciation: −$9,745
• Taxable loss: −$12,551
• Est. tax savings @ 24.0%: +$3,012
• After-tax cash flow: $-3,383/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: Norwalk Community School District
• NCES district ID: 1921240
• Math proficiency: 76% ▼ -6.00%
• Reading proficiency: 76% ▼ -2.00%
• Median HH income: $76,652
• Composite: 66.9/100
• National rank: #401
• State rank: #39 of 289 in IA

Livability — West Des Moines

• Score: 87/100
• State rank: #11
• US rank: #336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Des Moines, IA
• City population: 71,011
• Population (ZIP): 2,327

Population outlook (Warren County) Hauer SSP2

• Today (2025): 54,222 people
• By 2030: 56,863 · +4.9%
• By 2040: 61,691 · +13.8%
• By 2050: 65,939 · +21.6%
• By 2075: 75,626 · +39.5%
• By 2100: 80,425 · +48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Asian 2%
• Common ancestry: Portuguese 5% Lithuanian 4% American 3%
• Foreign-born: 7% · South Korea, China
• Languages at home: 93% English-only · Russian/Polish/Slavic 5% Chinese 2%

Political lean MEDSL · Warren

• 2024 margin: Strong R (+20.7) · D 38.9% · R 59.7% · Other 1.4%
• 2008→2024 swing: -21.4pp toward R · 2008: 0.6pp · 2024: -20.7pp
• All cycles: 2024: R+20.7 2020: R+16.8 2016: R+16.4 2012: R+2.0 2008: D+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.27%
• Current HPI: 231.7596
• 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

+68.8% since first listed

8 events — show timeline

• 2026-05-15 Price Changed $337,500 DMMLS
• 2026-04-07 Price Changed $342,500 DMMLS
• 2026-03-04 Price Changed $345,000 DMMLS
• 2026-02-19 Listed $349,900 DMMLS
• 2019-05-03 Sold (Public Records) $199,875 Public Records
• 2019-05-01 Sold (MLS) $199,900 DMMLS
• 2019-02-27 Pending — DMMLS
• 2019-02-20 Listed $199,900 DMMLS

Property tax history

+2.4%/yr

Latest (2025): $3,762 · -0.1% YoY. Source: county tax records.