8030 Crestview Dr · Des Moines, IA 50320

$144,695

3 bd · 2.0 ba · 1,598 sqft · SingleFamily public records · 1 Days on market

Built 1963 10,010 sqft lot

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Why this score? — see what drove the C- 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 +21.9/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +5.6/10.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

24 Hour List/Sale

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1963

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 8.2% 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: Studebaker Elementary School (math 34% / reading 31%, grade F, #600 of 616 statewide, top 97%, 523 students, 88% FRL); Mccombs Middle School (math 40% / reading 38%, grade F, #241 of 246 statewide, top 98%, 654 students, 84% FRL); Lincoln High School (math 43% / reading 58%, grade D+, #311 of 336 statewide, top 93%, 2,403 students, 76% FRL) — zoned schools average 82% FRL vs 63% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 136 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 439 units permitted in Warren County in 2024 (0 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 $4k of value loss. Plan a longer hold.
• Warren County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $144,695

Questions for the listing agent

1. Built in 1963 — 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: 1.06% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.77%
• DSCR: 1.30
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $343,570
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7910 SE 1st Ct	0.17mi	3/3.0	1,538 (-4%)	4mo	$330,000	$215	78
8021 Ridgeview Dr	0.16mi	4/2.0 (+1)	1,488 (-7%)	13mo	$315,000	$212	66
172 Crossroads Dr	0.27mi	3/2.0	1,385 (-13%)	11mo	$371,000	$268	56
143 Crossroads Dr	0.22mi	3/2.0	1,400 (-12%)	23mo	$356,400	$255	50
8223 Dema Dr	0.47mi	3/2.0	1,445 (-10%)	17mo	$255,000	$176	48
8455 Ridgeview Dr	0.52mi	4/3.5 (+1)	1,770 (+11%)	16mo	$300,000	$169	34

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-8,876
• Equity at exit: $21,574

10-year hold

• IRR: 3.8%
• Equity multiple: 1.27×
• Total profit: $11,068
• Equity at exit: $12,511

Cash invested: $40,515 (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 50320

• Home prices YoY: -34.4%
• Active inventory: 136
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,533 medium
• Mortgage (P&I): −$759
• Tax from tax record: −$164 /mo · $1,964/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $229

Break-even live

Break-even rent $1,244

Max offer price $144,695

Occupancy floor 80%

Sensitivity live

Price	-10% $310	-5% $270	+0% $229	+5% $188	+10% $147
Rent	-10% $107	-5% $168	+0% $229	+5% $289	+10% $350
Rate	-1.0pp $301	-0.5pp $265	base $229	+0.5pp $191	+1.0pp $153

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: $36,174
• Closing costs: $4,341
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
802 E County Line Rd Des Moines, IA	3.0	2.0	1124	$1,289	$1.15	21d	1	0.80mi
1303 Burnham Ave Des Moines, IA	3.0	1.0	1272	$1,795	$1.41	21d	1	1.26mi
7208 SW 16th St Des Moines, IA	4.0	1.0	1196	$1,450	$1.21	23d	1	1.28mi

Listing history 2 events

1. 2026-03-27
   status Pending
2. 2026-03-27
   listed $144,695 Active

ⓘ 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: $1,964 · $164/mo
• Projected year-2 tax: $2,118 · $176/mo
• Expected delta: +$154/yr (+$13/mo · 7.8%)

ⓘ 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 ≥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: $18,400
• − Mortgage interest: −$8,105
• − Property taxes: −$1,964
• − Insurance: −$723
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$4,209
• Taxable income: $454
• Est. tax owed @ 24.0%: −$109
• After-tax cash flow: $2,634/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

• County: Polk County · 453,298 people
• City population: 203,612
• Metro: Des Moines-West Des Moines, IA
• Population (ZIP): 24,807
• Household income: $85,105
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 481.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 57% Hispanic / Latino 20% Asian 13% Black 8% Two or more races 6%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Portuguese 1% Lithuanian 1% Iranian 1%
• Foreign-born: 15% · Canada, India, Vietnam
• Languages at home: 75% English-only · Spanish 13% Other Indo-European 4% Other Asian/Pacific 4%

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: ▼ -121.39%
• Current HPI: 231.9913
• Rent YoY: —
• 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

• 2026-03-27 Pending — DMMLS
• 2026-03-27 Listed $144,695 DMMLS

Property tax history

+1.8%/yr

Latest (2025): $1,964 · +7.2% YoY. Source: county tax records.