17120 Mistflower Ln · Urbandale, IA 50323

$305,000

3 bd · 2.5 ba · 1,674 sqft · Other public records · 125 Days on market

Built 2018 3,591 sqft lot $182/sqft · 11% below area Est $307k · at est. $70/mo HOA · 3% 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 +7.8/15.0
• Appreciation +7.4/10.0
• Schools +7.1/10.0
• Cash flow +6.5/30.0
• Livability +4.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.8/10.0

Listing remarks MLS

Welcome home to this beautifully maintained 1.5 story resale offering nearly 1,700 sq ft of finished living space. Thoughtfully built with 2x6 construction and 9' ceilings on the main level, you'll appreciate the open layout, quality craftsmanship, and modern updates throughout. The main floor includes a spacious primary suite with a walk-in closet and private ensuite bath, complete with a comfort-height vanity, conveniently located just steps from the laundry room. The kitchen is both stylish and functional with quartz countertops, a center island, pantry, tile backsplash, stainless steel appliances, and new built-in cabinetry that adds extra storage without sacrificing space. The adjoining living area is warm and inviting with an electric fireplace framed by a sleek tile surround, a perfect spot to unwind. Upstairs, two additional bedrooms share a Jack and Jill bathroom, with each room having its own private vanity. The lower level includes a finished flex space with an egress window, making it easy to add a 4th bedroom, home office, or playroom. A future bath can also be added thanks to the existing stub-in. Additional highlights include updated carpet, ceiling fans in every room, + energy-efficient construction. Step outside + enjoy a private backyard backing to peaceful green space, often visited by deer, all within a quiet, established neighborhood. Located in Urbandale with access to Waukee Schools, this home checks all the boxes don't miss your chance to make it yours!

Key facts

• Modern updates
• Walk-in closet
• Open layout

Tags

• 2X6 CONSTRUCTION
• 9 CEILINGS
• OPEN LAYOUT
• QUALITY CRAFTSMANSHIP
• MODERN UPDATES
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $305k.

Deal economics

• At list price, monthly cash flow is $-518 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (30.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (32.6% below list).
• Recommended offer: $205k (32.6% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 2.4% in Urbandale — 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 90/100 on livability (#4 in IA, #69 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment 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: 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: 381 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,503 units permitted in Dallas County in 2024 (630 in 5+ unit buildings).
• This rent is only 14% of the median local income ($176k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $17k of equity ($2k loan paydown + $15k appreciation (4.8% local appreciation)).
• Dallas County population projected at +74% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $205,471 (32.6% 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 125 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.67% ✗
• Cap rate: 4.26%
• Cash-on-cash: -7.27%
• DSCR: 0.68
• GRM: 12.4

CMA / ARV

• ARV (median comp): $306,956
• List price: $305,000
• Delta: -0.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

4.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.40×
• Total profit: $34,037
• Equity at exit: $169,282

10-year hold

• IRR: 8.5%
• Equity multiple: 2.56×
• Total profit: $133,170
• Equity at exit: $289,259

Cash invested: $85,400 (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 50323

• Home prices YoY: 2.5%
• Active inventory: 381
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,055 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$344 /mo · $4,132/yr
• Insurance: −$127
• HOA: −$70
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-518

Break-even live

Break-even rent $2,710

Max offer price $213,557

Occupancy floor —

Sensitivity live

Price	-10% $-345	-5% $-431	+0% $-518	+5% $-604	+10% $-690
Rent	-10% $-680	-5% $-599	+0% $-518	+5% $-436	+10% $-355
Rate	-1.0pp $-364	-0.5pp $-440	base $-518	+0.5pp $-597	+1.0pp $-677

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4743 170th Pl Waukee, IA	3.0	2.5	1511	$2,050	$1.36	16d	1	0.23mi
4736 167th St Urbandale, IA	3.0	2.5	1585	$2,296	$1.45	16d	1	0.37mi
4735 NW 167th St Waukee, IA	3.0	3.0	1557	$2,300	$1.48	45d	1	0.40mi
16605 Oakwood Dr Urbandale, IA	3.0	2.5	1572	$2,350	$1.49	45d	1	0.47mi
4401 N Warrior Ln Clive, IA	2.0	2.0	2022	$2,875	$1.42	21d	1	0.92mi
835 NE Redwood Blvd Waukee, IA	2.0	2.0	1457	$2,235	$1.53	16d	3	1.19mi
4304 154th St Urbandale, IA	2.0	2.5	1240	$1,595	$1.29	45d	1	1.22mi
4307 154th St Urbandale, IA	3.0	2.5	1445	$1,850	$1.28	25d	1	1.24mi
15221 Alpine Dr Urbandale, IA	2.0	2.0	1056	$1,550	$1.47	45d	1	1.31mi
4304 153rd Pl Urbandale, IA	2.0	2.5	1240	$1,450	$1.17	23d	1	1.32mi
15211 Greenbelt Dr Urbandale, IA	2.0	2.0	1056	$1,450	$1.37	21d	1	1.34mi
4315 152nd Ct Urbandale, IA	2.0	2.5	1240	$1,495	$1.21	16d	1	1.37mi
714 NE Alice's Rd Unit 620 Waukee, IA	2.0	2.0	1095	$1,300	$1.19	45d	1	1.43mi
3504 163rd St Urbandale, IA	3.0	2.5	1454	$2,245	$1.54	21d	1	1.45mi
4015 154th St Urbandale, IA	3.0	2.5	1428	$2,295	$1.61	21d	1	1.46mi
5437 155th St Urbandale, IA	3.0–4.0	2.5	1590	$1,969	$1.24	16d	8	1.50mi

HOA detail

• Monthly dues: $70 · $840/yr
• Likely covers: electric

Listing history 32 events

1. 2026-06-21
   days on market $305,000 Active 125 DOM
2. 2026-06-18
   days on market $305,000 Active 122 DOM
3. 2026-06-17
   days on market $305,000 Active 121 DOM
4. 2026-06-16
   days on market $305,000 Active 120 DOM
5. 2026-06-15
   days on market $305,000 Active 119 DOM
6. 2026-06-14
   days on market $305,000 Active 117 DOM
7. 2026-06-13
   days on market $305,000 Active 116 DOM
8. 2026-06-10
   pricedays on market $305,000 Active 114 DOM
9. 2026-06-09
   days on market $310,000 Active 113 DOM
10. 2026-06-08
    days on market $310,000 Active 112 DOM
11. 2026-06-07
    days on market $310,000 Active 111 DOM
12. 2026-06-05
    days on market $310,000 Active 108 DOM
13. 2026-06-03
    days on market $310,000 Active 107 DOM
14. 2026-06-02
    days on market $310,000 Active 106 DOM
15. 2026-06-01
    days on market $310,000 Active 105 DOM
16. 2026-05-31
    days on market $310,000 Active 104 DOM
17. 2026-05-31
    days on market $310,000 Active 103 DOM
18. 2026-04-21
    price $310,000 1501-char remark

    Show marketing remark (1501 chars)

    Welcome home to this beautifully maintained 1.5 story resale offering nearly 1,700 sq ft of finished living space. Thoughtfully built with 2x6 construction and 9' ceilings on the main level, you'll appreciate the open layout, quality craftsmanship, and modern updates throughout. The main floor includes a spacious primary suite with a walk-in closet and private ensuite bath, complete with a comfort-height vanity, conveniently located just steps from the laundry room. The kitchen is both stylish and functional with quartz countertops, a center island, pantry, tile backsplash, stainless steel appliances, and new built-in cabinetry that adds extra storage without sacrificing space. The adjoining living area is warm and inviting with an electric fireplace framed by a sleek tile surround, a perfect spot to unwind. Upstairs, two additional bedrooms share a Jack and Jill bathroom, with each room having its own private vanity. The lower level includes a finished flex space with an egress window, making it easy to add a 4th bedroom, home office, or playroom. A future bath can also be added thanks to the existing stub-in. Additional highlights include updated carpet, ceiling fans in every room, + energy-efficient construction. Step outside + enjoy a private backyard backing to peaceful green space, often visited by deer, all within a quiet, established neighborhood. Located in Urbandale with access to Waukee Schools, this home checks all the boxes don't miss your chance to make it yours!

19. 2026-02-16
    listed $315,000 Active 1501-char remark

    Show marketing remark (1501 chars)

    Welcome home to this beautifully maintained 1.5 story resale offering nearly 1,700 sq ft of finished living space. Thoughtfully built with 2x6 construction and 9' ceilings on the main level, you'll appreciate the open layout, quality craftsmanship, and modern updates throughout. The main floor includes a spacious primary suite with a walk-in closet and private ensuite bath, complete with a comfort-height vanity, conveniently located just steps from the laundry room. The kitchen is both stylish and functional with quartz countertops, a center island, pantry, tile backsplash, stainless steel appliances, and new built-in cabinetry that adds extra storage without sacrificing space. The adjoining living area is warm and inviting with an electric fireplace framed by a sleek tile surround, a perfect spot to unwind. Upstairs, two additional bedrooms share a Jack and Jill bathroom, with each room having its own private vanity. The lower level includes a finished flex space with an egress window, making it easy to add a 4th bedroom, home office, or playroom. A future bath can also be added thanks to the existing stub-in. Additional highlights include updated carpet, ceiling fans in every room, + energy-efficient construction. Step outside + enjoy a private backyard backing to peaceful green space, often visited by deer, all within a quiet, established neighborhood. Located in Urbandale with access to Waukee Schools, this home checks all the boxes don't miss your chance to make it yours!

20. 2025-07-15
    historical
21. 2025-06-09
    price $315,000
22. 2025-05-01
    price $320,000
23. 2025-04-04
    listed $325,000 Active
24. 2022-09-09
    soldstatus $310,000
25. 2022-09-08
    soldstatus $309,900 Closed
26. 2022-08-05
    status Pending
27. 2022-07-31
    price $309,900
28. 2022-07-06
    price $319,900
29. 2022-06-10
    price $329,500
30. 2022-05-26
    listed $339,500 Active
31. 2018-07-02
    soldstatus $231,182 Sold
32. 2018-02-03
    listed $231,182

ⓘ 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: $4,132 · $344/mo
• Projected year-2 tax: $4,460 · $372/mo
• Expected delta: +$328/yr (+$27/mo · 7.9%)

ⓘ 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 ≥102°F today · 16 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: $24,657
• − Mortgage interest: −$17,085
• − Property taxes: −$4,132
• − Insurance: −$1,525
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − HOA: −$840
• − Depreciation: −$8,873
• Taxable loss: −$11,743
• Est. tax savings @ 24.0%: +$2,818
• After-tax cash flow: $-3,393/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 — Urbandale

• Score: 90/100
• State rank: #4
• US rank: #69

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Urbandale, IA
• County: Polk County · 453,298 people
• City population: 49,196
• Metro: Des Moines-West Des Moines, IA
• Population (ZIP): 17,265
• Household income: $175,944
• Rent vs Own: 12.8% rent · 87.2% own
• Severe rent burden: 63.0

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 (86%)
• Race & ethnicity: White 86% Asian 6% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Portuguese 6% Iranian 5% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Philippines
• Languages at home: 92% English-only · Russian/Polish/Slavic 2% Chinese 1% Spanish 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: ▲ 4.81%
• Current HPI: 199.789
• 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

+34.1% since first listed

15 events — show timeline

• 2026-04-21 Price Changed $310,000 DMMLS
• 2026-02-16 Listed $315,000 DMMLS
• 2025-07-15 Listing Removed — DMMLS
• 2025-06-09 Price Changed $315,000 DMMLS
• 2025-05-01 Price Changed $320,000 DMMLS
• 2025-04-04 Listed $325,000 DMMLS
• 2022-09-09 Sold (Public Records) $310,000 Public Records
• 2022-09-08 Sold (MLS) $309,900 DMMLS
• 2022-08-05 Pending — DMMLS
• 2022-07-31 Price Changed $309,900 DMMLS
• 2022-07-06 Price Changed $319,900 DMMLS
• 2022-06-10 Price Changed $329,500 DMMLS
• 2022-05-26 Listed $339,500 DMMLS
• 2018-07-02 Sold (MLS) $231,182 DMMLS
• 2018-02-03 Listed $231,182 DMMLS

Property tax history

+197.2%/yr

Latest (2025): $4,132 · -0.7% YoY. Source: county tax records.