6255 Beechtree Dr #4202 · West Des Moines, IA 50266

$170,000

2 bd · 2.0 ba · 1,125 sqft · Condo public records · 26 Days on market

Built 2004 $151/sqft · at area comps Est $177k · at est. $295/mo HOA · 18% of rent

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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 +9.3/15.0
• Cash flow +8.2/30.0
• Schools +7.1/10.0
• 1% rule +4.6/10.0
• Livability +4.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently updated! Come enjoy this open floor plan condo with all new LVT flooring. Kitchen offers all new stainless steel appliances. New tile surround on the fireplace and new vanities in the baths. Conveniently located next to Jordan Creek Town Center and WDM Trail system. One of few Condos with a pool! Great view and security from the second floor. Building does have a elevator. One car garage and extra peaking available. Low Association dues. All information obtained from Seller and public records.

Key facts

• Private ensuite bath
• $295 HOA
• Garage

Tags

• WEST DES MOINES CONDO
• UPGRADED LVP FLOORING
• ABUNDANT NATURAL LIGHT
• PRIVATE ENSUITE BATH
• REFRESHED MODERN VANITIES
• SECURED BUILDING ACCESS

Property features AI

Finance

• Other: Concrete road surface; Pet restrictions
• HOA & community: Homeowners association (Bella Centro / Conlin); Monthly association fee of $295; HOA covers insurance, grounds and structure maintenance, snow removal, and trash; Community pool

Exterior

• Parking: Detached one-car garage
• Utilities: Public water; Public sewer
• Home design: Residential zoning
• Construction: Stone and vinyl siding exterior; Asphalt shingle roof; Poured slab foundation
• Exterior features: Covered deck; In-ground pool

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric, forced air, and natural gas heating
• Interior features: Dining area; Fireplace (1)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $142k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (4.1% below list).
• Recommended offer: $142k (16.7% below list) — sets the bar for cash-flow.
• Cap rate 5.2% 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.
• 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: Woodland Hills Elementary School (math 79% / reading 68%, grade A, #172 of 616 statewide, top 28%, 537 students, 24% FRL); South Middle School (math 78% / reading 77%, grade A+, #50 of 246 statewide, top 20%, 909 students, 26% FRL); Waukee High School (math 74% / reading 82%, grade A-, #53 of 336 statewide, top 16%, 1,268 students, 24% FRL).
• Market conditions: Rents rising (+1.9%/yr); 591 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 26 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y 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.

Recommended offer $141,579 (16.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.06%
• DSCR: 0.82
• GRM: 8.7

CMA / ARV

• ARV (median comp): $176,897
• List price: $170,000
• Delta: -1.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -24.5%
• Equity multiple: 0.17×
• Total profit: $-39,321
• Equity at exit: $25,348

10-year hold

• IRR: -23.8%
• Equity multiple: -0.13×
• Total profit: $-53,560
• Equity at exit: $14,698

Cash invested: $47,600 (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 50266

• Home prices YoY: -17.5%
• Rents YoY: 1.9%
• Active inventory: 591
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,629 high
• Mortgage (P&I): −$891
• Tax from tax record: −$191 /mo · $2,290/yr
• Insurance: −$71
• HOA: −$295
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-161

Break-even live

Break-even rent $1,833

Max offer price $141,579

Occupancy floor —

Sensitivity live

Price	-10% $-65	-5% $-113	+0% $-161	+5% $-209	+10% $-257
Rent	-10% $-290	-5% $-225	+0% $-161	+5% $-97	+10% $-32
Rate	-1.0pp $-75	-0.5pp $-118	base $-161	+0.5pp $-205	+1.0pp $-250

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6565 Wistful Vista Dr West Des Moines, IA	2.0	1.0–2.0	871	$1,765	$2.03	16d	19	0.19mi
204 S 64th St West Des Moines, IA	1.0–3.0	1.0–2.5	1346	$2,195	$1.63	16d	2	0.30mi
6630 Cody Dr West Des Moines, IA	2.0	2.5	1200	$1,565	$1.30	16d	1	0.32mi
6185 Village View Dr Unit 6245-201 West Des Moines, IA	2.0	2.0	1165	$2,000	$1.72	16d	1	0.54mi
6375 Village View Dr West Des Moines, IA	1.0–2.0	1.0–2.0	900	$2,200	$2.44	15d	9	0.56mi
6814 Meadow Ct West Des Moines, IA	3.0	2.5	1462	$2,495	$1.71	23d	1	0.62mi
950 67th St #410 West Des Moines, IA	2.0	2.0	999	$1,295	$1.30	25d	1	0.78mi
7425 Wistful Vista Dr #304 West Des Moines, IA	2.0	2.0	1268	$1,875	$1.48	16d	1	0.88mi
7425 Wistful Vista Dr #802 West Des Moines, IA	2.0	1.5	1276	$1,475	$1.16	45d	1	0.88mi
360 Bridgewood Dr West Des Moines, IA	2.0	1.0–2.0	795	$1,855	$2.33	16d	21	0.95mi
950 Jordan Creek Pkwy West Des Moines, IA	1.0–2.0	1.0–2.0	1082	$3,546	$3.28	16d	37	0.98mi
210 S Prairie View Dr West Des Moines, IA	1.0–3.0	1.0–2.0	992	$1,479	$1.49	16d	27	0.99mi
238 52nd St Unit 065 West Des Moines, IA	2.0	1.0	850	$985	$1.16	45d	1	1.06mi
238 52nd St Unit 117 West Des Moines, IA	2.0	1.0	850	$960	$1.13	45d	1	1.06mi
238 52nd St Unit 61 West Des Moines, IA	2.0	2.0	850	$945	$1.11	45d	1	1.06mi
238 52nd St Unit 59 West Des Moines, IA	2.0	2.0	850	$1,025	$1.21	45d	1	1.06mi
238 52nd St Unit 36 West Des Moines, IA	2.0	2.0	850	$1,050	$1.24	45d	1	1.06mi
7171 Woodland Ave West Des Moines, IA	1.0–2.0	1.0–2.0	1085	$1,825	$1.68	16d	1	1.06mi
6455 Galleria Dr West Des Moines, IA	1.0–3.0	1.0–2.0	1048	$1,524	$1.45	15d	22	1.10mi
811 Burr Oaks Dr #1206 West Des Moines, IA	2.0	2.5	1279	$1,700	$1.33	25d	1	1.11mi
716 Knolls Ct West Des Moines, IA	3.0	2.5	1448	$2,095	$1.45	45d	1	1.16mi
5901 Vista Dr West Des Moines, IA	3.0	2.0	830	$1,269	$1.53	16d	130	1.31mi
5101 Hawthorne Dr West Des Moines, IA	2.0–3.0	2.0	1201	$1,250	$1.04	15d	4	1.32mi
8350 Ep True Pkwy #3105 West Des Moines, IA	2.0	2.0	1100	$1,450	$1.32	21d	1	1.35mi
6950 Stagecoach Dr West Des Moines, IA	2.0–3.0	2.5–3.5	1785	$1,820	$1.02	15d	20	1.40mi
4700 Ep True Pkwy West Des Moines, IA	1.0–2.0	1.0–2.0	852	$1,707	$2.00	16d	25	1.49mi

HOA detail condo

• Monthly dues: $295 · $3,540/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 37 events

1. 2026-06-21
   days on market $170,000 Active 26 DOM
2. 2026-06-18
   days on market $170,000 Active 23 DOM
3. 2026-06-17
   days on market $170,000 Active 22 DOM
4. 2026-06-16
   days on market $170,000 Active 21 DOM
5. 2026-06-15
   days on market $170,000 Active 20 DOM
6. 2026-06-14
   days on market $170,000 Active 18 DOM
7. 2026-06-13
   days on market $170,000 Active 17 DOM
8. 2026-06-10
   pricedays on market $170,000 Active 15 DOM
9. 2026-06-09
   days on market $174,000 Active 14 DOM
10. 2026-06-08
    days on market $174,000 Active 13 DOM
11. 2026-06-07
    days on market $174,000 Active 12 DOM
12. 2026-06-05
    days on market $174,000 Active 9 DOM
13. 2026-06-03
    days on market $174,000 Active 8 DOM
14. 2026-06-02
    days on market $174,000 Active 7 DOM
15. 2026-06-01
    days on market $174,000 Active 6 DOM
16. 2026-05-31
    days on market $174,000 Active 5 DOM
17. 2026-05-31
    days on market $174,000 Active 4 DOM
18. 2026-05-15
    historical
19. 2026-02-26
    price $175,000
20. 2026-01-19
    listed $179,000 Active
21. 2021-09-10
    soldstatus $148,000 Closed 507-char remark

    Show marketing remark (507 chars)

    Recently updated! Come enjoy this open floor plan condo with all new LVT flooring. Kitchen offers all new stainless steel appliances. New tile surround on the fireplace and new vanities in the baths. Conveniently located next to Jordan Creek Town Center and WDM Trail system. One of few Condos with a pool! Great view and security from the second floor. Building does have a elevator. One car garage and extra peaking available. Low Association dues. All information obtained from Seller and public records.

22. 2021-08-02
    status Pending 507-char remark

    Show marketing remark (507 chars)

    Recently updated! Come enjoy this open floor plan condo with all new LVT flooring. Kitchen offers all new stainless steel appliances. New tile surround on the fireplace and new vanities in the baths. Conveniently located next to Jordan Creek Town Center and WDM Trail system. One of few Condos with a pool! Great view and security from the second floor. Building does have a elevator. One car garage and extra peaking available. Low Association dues. All information obtained from Seller and public records.

23. 2021-07-29
    status Active 507-char remark

    Show marketing remark (507 chars)

    Recently updated! Come enjoy this open floor plan condo with all new LVT flooring. Kitchen offers all new stainless steel appliances. New tile surround on the fireplace and new vanities in the baths. Conveniently located next to Jordan Creek Town Center and WDM Trail system. One of few Condos with a pool! Great view and security from the second floor. Building does have a elevator. One car garage and extra peaking available. Low Association dues. All information obtained from Seller and public records.

24. 2021-07-27
    status Pending 507-char remark

    Show marketing remark (507 chars)

    Recently updated! Come enjoy this open floor plan condo with all new LVT flooring. Kitchen offers all new stainless steel appliances. New tile surround on the fireplace and new vanities in the baths. Conveniently located next to Jordan Creek Town Center and WDM Trail system. One of few Condos with a pool! Great view and security from the second floor. Building does have a elevator. One car garage and extra peaking available. Low Association dues. All information obtained from Seller and public records.

25. 2021-07-13
    listed $150,000 Active 507-char remark

    Show marketing remark (507 chars)

    Recently updated! Come enjoy this open floor plan condo with all new LVT flooring. Kitchen offers all new stainless steel appliances. New tile surround on the fireplace and new vanities in the baths. Conveniently located next to Jordan Creek Town Center and WDM Trail system. One of few Condos with a pool! Great view and security from the second floor. Building does have a elevator. One car garage and extra peaking available. Low Association dues. All information obtained from Seller and public records.

26. 2020-08-31
    soldstatus $133,000
27. 2020-08-28
    soldstatus $133,000 Closed
28. 2020-07-31
    status Pending
29. 2020-07-30
    price $135,000
30. 2020-07-22
    listed $139,000 Active
31. 2017-10-30
    soldstatus $119,000
32. 2017-10-27
    soldstatus $119,000
33. 2017-09-14
    listed $122,500
34. 2015-01-08
    historical
35. 2013-07-08
    listed $108,500
36. 2009-10-16
    soldstatus $104,500
37. 2009-06-23
    listed $107,500

ⓘ 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: $2,290 · $191/mo
• Projected year-2 tax: $2,480 · $207/mo
• Expected delta: +$190/yr (+$16/mo · 8.3%)

ⓘ 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,554
• − Mortgage interest: −$9,523
• − Property taxes: −$2,290
• − Insurance: −$850
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − HOA: −$3,540
• − Depreciation: −$4,945
• Taxable loss: −$4,723
• Est. tax savings @ 24.0%: +$1,134
• After-tax cash flow: $-797/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 — 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
• County: Dallas County · 77,082 people
• City population: 71,011
• Metro: Des Moines-West Des Moines, IA
• Population (ZIP): 37,523
• Household income: $87,025
• Rent vs Own: 50.2% rent · 49.8% own
• Severe rent burden: 1561.0

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 (80%)
• Race & ethnicity: White 80% Asian 8% Two or more races 6% Hispanic / Latino 5% Black 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 5% Italian 3% Iranian 2%
• Foreign-born: 12% · Canada, South Korea, Vietnam
• Languages at home: 86% English-only · Spanish 4% Other Asian/Pacific 3% Other Indo-European 2%

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: ▼ -43.24%
• Current HPI: 203.6979
• Rent YoY: ▲ 1.94%
• 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

+58.1% since first listed

22 events — show timeline

• 2026-06-09 Price Changed $170,000 DMMLS
• 2026-05-26 Listed $174,000 DMMLS
• 2026-05-15 Listing Removed — DMMLS
• 2026-02-26 Price Changed $175,000 DMMLS
• 2026-01-19 Listed $179,000 DMMLS
• 2021-09-10 Sold (MLS) $148,000 DMMLS
• 2021-08-02 Pending — DMMLS
• 2021-07-29 Relisted — DMMLS
• 2021-07-27 Pending — DMMLS
• 2021-07-13 Listed $150,000 DMMLS
• 2020-08-31 Sold (Public Records) $133,000 Public Records
• 2020-08-28 Sold (MLS) $133,000 DMMLS
• 2020-07-31 Pending — DMMLS
• 2020-07-30 Price Changed $135,000 DMMLS
• 2020-07-22 Listed $139,000 DMMLS
• 2017-10-30 Sold (Public Records) $119,000 Public Records
• 2017-10-27 Sold (MLS) $119,000 DMMLS
• 2017-09-14 Listed $122,500 DMMLS
• 2015-01-08 Listing Removed — DMMLS
• 2013-07-08 Listed $108,500 DMMLS
• 2009-10-16 Sold (MLS) $104,500 DMMLS
• 2009-06-23 Listed $107,500 DMMLS

Property tax history

+3.3%/yr

Latest (2025): $2,290 · +2.1% YoY. Source: county tax records.