17339 Brookview Dr · Urbandale, IA 50323

$570,000

4 bd · 3.5 ba · 1,592 sqft · SingleFamily · 279 Days on market

Built 2025 8,505 sqft lot $358/sqft · 13% below area Est $654k · 13% under ↓ 4% since listing

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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 +13.3/15.0
• Appreciation +7.4/10.0
• Schools +7.1/10.0
• Livability +4.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +1.8/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to 17339 Brookview Dr in Urbandale, a stunning new construction home by Krov Construction that perfectly blends modern style with everyday functionality. Step through the arched entryway and be greeted by beautiful wood-beamed ceilings, warm natural light, and an open floor plan designed for today's lifestyle. The spacious kitchen is a showpiece, featuring quartz countertops, a custom hood vent, floating shelves, under-cabinet lighting, and a walk-in pantry, ideal for both cooking and entertaining. The adjoining living and dining areas boast massive windows that frame the outdoor views and fill the home with sunshine. The primary suite offers a private retreat with a soaking tub, dual-sink vanity, and a large walk-in closet. A second bedroom and full bath complete the main level. The finished lower level provides even more space with a cozy family room anchored by a fireplace, daylight windows, two additional bedrooms, and a dedicated home office. A three-car attached garage offers convenience and storage, while thoughtful finishes throughout highlight the quality craftsmanship Krov Construction is known for. Located in one of Urbandale's most desirable neighborhoods, this home combines design, comfort, and functionality, schedule your private tour today! All information obtained from seller and public records.

Key facts

• 8,505 sq ft lot
• 3 garage spots
• Built 2025

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $570k.

Deal economics

• At list price, monthly cash flow is $-2k ($-26k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (54.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (60.1% below list).
• Recommended offer: $227k (60.1% below list) — sets the bar for 1% rule.
• Cap rate 1.8% vs local median 2.4% in Urbandale — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 90/100 on livability (#4 in IA, #69 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities 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.
• Market conditions: 378 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,503 units permitted in Dallas County in 2024 (630 in 5+ unit buildings).
• This rent is only 16% 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 $31k of equity ($4k loan paydown + $27k 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 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 279 days — a 12% lower offer ($502k) is reasonable based on typical stale-listing flexibility.

Recommended offer $227,480 (60.1% 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 279 days. Have you received any prior offers? Is the seller open to a 60% 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: 0.40% ✗
• Cap rate: 1.78%
• Cash-on-cash: -16.11%
• DSCR: 0.28
• GRM: 20.9

CMA / ARV

• ARV (median comp): $653,943
• List price: $570,000
• Delta: -12.84%
• 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
16804 Plum Dr	0.42mi	4/3.0	1,635 (+3%)	2mo	$369,990	$226	72
5111 168th St	0.39mi	4/3.0	1,498 (-6%)	2mo	$378,790	$253	68
5103 168th St	0.37mi	5/3.0 (+1)	1,498 (-6%)	2mo	$404,660	$270	64
5124 168th St	0.44mi	5/3.0 (+1)	1,498 (-6%)	1mo	$374,590	$250	62
5110 168th St	0.42mi	3/2.0 (-1)	1,498 (-6%)	0mo	$326,500	$218	59
5348 162nd Ct	0.43mi	4/3.0	1,778 (+12%)	1mo	$488,000	$274	58
16619 Walnut Meadows Dr	0.62mi	3/2.5 (-1)	1,562 (-2%)	2mo	$345,850	$221	58
16616 Deerview Dr	0.42mi	4/3.0	1,812 (+14%)	0mo	$639,900	$353	55
17118 Blue Sage Ln	0.73mi	3/2.5 (-1)	1,618 (+2%)	1mo	$290,000	$179	53
4485 NW 167th St	0.67mi	4/3.0	1,713 (+8%)	1mo	$507,500	$296	53
16524 Bentwood Dr	0.65mi	4/3.0	1,433 (-10%)	1mo	$380,000	$265	50
17151 Plum Dr	0.72mi	4/3.5	1,762 (+11%)	1mo	$479,500	$272	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-11,266
• Equity at exit: $316,364

10-year hold

• IRR: 2.9%
• Equity multiple: 1.55×
• Total profit: $87,089
• Equity at exit: $540,583

Cash invested: $159,600 (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 50323

• Home prices YoY: 2.5%
• Active inventory: 378
• Price-to-rent: 20.9×

Monthly cashflow live

• Estimated rent: $2,275 high
• Mortgage (P&I): −$2,989
• Tax est. 1.5%: −$712 /mo · $8,550/yr
• Insurance: −$238
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-2,142

Break-even live

Break-even rent $4,986

Max offer price $260,042

Occupancy floor —

Sensitivity live

Price	-10% $-1,748	-5% $-1,945	+0% $-2,142	+5% $-2,339	+10% $-2,536
Rent	-10% $-2,322	-5% $-2,232	+0% $-2,142	+5% $-2,052	+10% $-1,962
Rate	-1.0pp $-1,855	-0.5pp $-1,997	base $-2,142	+0.5pp $-2,290	+1.0pp $-2,440

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: $142,500
• Closing costs: $17,100
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16008 Springbrook Trl Urbandale, IA	5.0	3.0	1670	$2,900	$1.74	44d	1	0.38mi
4735 NW 167th St Waukee, IA	3.0	3.0	1557	$2,300	$1.48	44d	1	0.44mi
4736 167th St Urbandale, IA	3.0	2.5	1585	$2,296	$1.45	15d	1	0.46mi
16605 Oakwood Dr Urbandale, IA	3.0	2.5	1572	$2,350	$1.49	44d	1	0.47mi
4743 170th Pl Waukee, IA	3.0	2.5	1511	$2,050	$1.36	15d	1	0.57mi
5437 155th St Urbandale, IA	3.0–4.0	2.5	1590	$2,096	$1.32	15d	8	0.75mi
15118 Deerview Dr Urbandale, IA	3.0	2.5	1600	$2,195	$1.37	44d	1	0.95mi
15133 Foxglove Ln Urbandale, IA	3.0	2.5	1529	$2,350	$1.54	15d	1	0.95mi
4307 154th St Urbandale, IA	3.0	2.5	1445	$1,850	$1.28	24d	1	0.95mi
4015 154th St Urbandale, IA	3.0	2.5	1428	$2,295	$1.61	19d	1	1.28mi
5506 144th St Urbandale, IA	3.0	2.5	1575	$1,875	$1.19	44d	1	1.35mi
14420 Springbrook Trl Grimes, IA	3.0	2.5	1575	$1,950	$1.24	15d	1	1.39mi

Listing history 20 events

1. 2026-06-18
   days on market $570,000 Active 279 DOM
2. 2026-06-17
   pricedays on market $570,000 Active 278 DOM
3. 2026-06-16
   days on market $575,000 Active 277 DOM
4. 2026-06-15
   days on market $575,000 Active 276 DOM
5. 2026-06-14
   days on market $575,000 Active 274 DOM
6. 2026-06-13
   days on market $575,000 Active 273 DOM
7. 2026-06-10
   days on market $575,000 Active 271 DOM
8. 2026-06-09
   days on market $575,000 Active 270 DOM
9. 2026-06-08
   days on market $575,000 Active 269 DOM
10. 2026-06-07
    days on market $575,000 Active 268 DOM
11. 2026-06-05
    days on market $575,000 Active 265 DOM
12. 2026-06-03
    days on market $575,000 Active 264 DOM
13. 2026-06-02
    days on market $575,000 Active 263 DOM
14. 2026-06-01
    days on market $575,000 Active 262 DOM
15. 2026-05-31
    days on market $575,000 Active 261 DOM
16. 2026-05-31
    days on market $575,000 Active 260 DOM
17. 2026-02-02
    price $575,000 1340-char remark

    Show marketing remark (1340 chars)

    Welcome to 17339 Brookview Dr in Urbandale, a stunning new construction home by Krov Construction that perfectly blends modern style with everyday functionality. Step through the arched entryway and be greeted by beautiful wood-beamed ceilings, warm natural light, and an open floor plan designed for today's lifestyle. The spacious kitchen is a showpiece, featuring quartz countertops, a custom hood vent, floating shelves, under-cabinet lighting, and a walk-in pantry, ideal for both cooking and entertaining. The adjoining living and dining areas boast massive windows that frame the outdoor views and fill the home with sunshine. The primary suite offers a private retreat with a soaking tub, dual-sink vanity, and a large walk-in closet. A second bedroom and full bath complete the main level. The finished lower level provides even more space with a cozy family room anchored by a fireplace, daylight windows, two additional bedrooms, and a dedicated home office. A three-car attached garage offers convenience and storage, while thoughtful finishes throughout highlight the quality craftsmanship Krov Construction is known for. Located in one of Urbandale's most desirable neighborhoods, this home combines design, comfort, and functionality, schedule your private tour today! All information obtained from seller and public records.

18. 2026-01-12
    price $585,000 1340-char remark

    Show marketing remark (1340 chars)

    Welcome to 17339 Brookview Dr in Urbandale, a stunning new construction home by Krov Construction that perfectly blends modern style with everyday functionality. Step through the arched entryway and be greeted by beautiful wood-beamed ceilings, warm natural light, and an open floor plan designed for today's lifestyle. The spacious kitchen is a showpiece, featuring quartz countertops, a custom hood vent, floating shelves, under-cabinet lighting, and a walk-in pantry, ideal for both cooking and entertaining. The adjoining living and dining areas boast massive windows that frame the outdoor views and fill the home with sunshine. The primary suite offers a private retreat with a soaking tub, dual-sink vanity, and a large walk-in closet. A second bedroom and full bath complete the main level. The finished lower level provides even more space with a cozy family room anchored by a fireplace, daylight windows, two additional bedrooms, and a dedicated home office. A three-car attached garage offers convenience and storage, while thoughtful finishes throughout highlight the quality craftsmanship Krov Construction is known for. Located in one of Urbandale's most desirable neighborhoods, this home combines design, comfort, and functionality, schedule your private tour today! All information obtained from seller and public records.

19. 2025-11-17
    price $595,000 1340-char remark

    Show marketing remark (1340 chars)

    Welcome to 17339 Brookview Dr in Urbandale, a stunning new construction home by Krov Construction that perfectly blends modern style with everyday functionality. Step through the arched entryway and be greeted by beautiful wood-beamed ceilings, warm natural light, and an open floor plan designed for today's lifestyle. The spacious kitchen is a showpiece, featuring quartz countertops, a custom hood vent, floating shelves, under-cabinet lighting, and a walk-in pantry, ideal for both cooking and entertaining. The adjoining living and dining areas boast massive windows that frame the outdoor views and fill the home with sunshine. The primary suite offers a private retreat with a soaking tub, dual-sink vanity, and a large walk-in closet. A second bedroom and full bath complete the main level. The finished lower level provides even more space with a cozy family room anchored by a fireplace, daylight windows, two additional bedrooms, and a dedicated home office. A three-car attached garage offers convenience and storage, while thoughtful finishes throughout highlight the quality craftsmanship Krov Construction is known for. Located in one of Urbandale's most desirable neighborhoods, this home combines design, comfort, and functionality, schedule your private tour today! All information obtained from seller and public records.

20. 2025-09-12
    listed $599,900 Active 1340-char remark

    Show marketing remark (1340 chars)

    Welcome to 17339 Brookview Dr in Urbandale, a stunning new construction home by Krov Construction that perfectly blends modern style with everyday functionality. Step through the arched entryway and be greeted by beautiful wood-beamed ceilings, warm natural light, and an open floor plan designed for today's lifestyle. The spacious kitchen is a showpiece, featuring quartz countertops, a custom hood vent, floating shelves, under-cabinet lighting, and a walk-in pantry, ideal for both cooking and entertaining. The adjoining living and dining areas boast massive windows that frame the outdoor views and fill the home with sunshine. The primary suite offers a private retreat with a soaking tub, dual-sink vanity, and a large walk-in closet. A second bedroom and full bath complete the main level. The finished lower level provides even more space with a cozy family room anchored by a fireplace, daylight windows, two additional bedrooms, and a dedicated home office. A three-car attached garage offers convenience and storage, while thoughtful finishes throughout highlight the quality craftsmanship Krov Construction is known for. Located in one of Urbandale's most desirable neighborhoods, this home combines design, comfort, and functionality, schedule your private tour today! All information obtained from seller and public records.

ⓘ 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: $27,298
• − Mortgage interest: −$31,929
• − Property taxes: −$8,550
• − Insurance: −$2,850
• − Repairs & maintenance: −$2,184
• − Management: −$2,184
• − Depreciation: −$16,582
• Taxable loss: −$36,981
• Est. tax savings @ 24.0%: +$8,875
• After-tax cash flow: $-16,829/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

-4.2% since first listed

4 events — show timeline

• 2026-02-02 Price Changed $575,000 DMMLS
• 2026-01-12 Price Changed $585,000 DMMLS
• 2025-11-17 Price Changed $595,000 DMMLS
• 2025-09-12 Listed $599,900 DMMLS