6255 Beechtree Dr #4205 · West Des Moines, IA 50266

$169,900

3 bd · 2.0 ba · 1,277 sqft · Condo public records · 1 Days on market

Built 2004 $295/mo HOA · 15% of rent

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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 +14.9/30.0
• ARV discount +7.5/15.0
• Schools +7.1/10.0
• 1% rule +6.4/10.0
• DSCR +4.6/10.0
• Livability +4.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location for this condo in West Des Moines, close to Jordan Creek Mall! 3 bedrooms, 2 full baths, all appliances stay. Vaulted ceilings in the living room. Complex has a swimming pool for your summer fun. Pet restrictions 1 dog or 1 cat. Owner occupied only. Needs a little TLC home is a short sale and is sold as is. Buyer needs to recreate abstract at their expense. Price of home reflects this.

Key facts

• Private deck
• Bar-top counter
• In-unit laundry

Tags

• OPEN LIVING DINING KITCHEN
• COZY FIREPLACE
• PRIVATE DECK
• STAINLESS STEEL APPLIANCES
• BAR-TOP COUNTER
• IN-UNIT LAUNDRY

Property features AI

Finance

• HOA & community: Homeowners association (Bella Centro, Conlin); Association fee $295 monthly; Association fee includes grounds and structure maintenance, and snow removal; Community pool

Exterior

• Parking: Detached one-car garage
• Security: Fire alarm
• Utilities: Public water; Public sewer
• Home design: Resale property; Zoned R
• Construction: Vinyl siding; Asphalt shingle roof; Poured slab foundation
• Exterior features: Concrete road surface; Fire alarm

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator; Stove
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heat
• Interior features: Dining area; See remarks
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $51 ($615/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 6.7% 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: schools A+, amenities A+, cost of living 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: Rents rising (+1.9%/yr); 583 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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 $90k; list at $170k implies a 89% gain — meaningful room to come down on a strong offer.

Recommended offer $169,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 1.14% ✓
• Cap rate: 6.66%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -15.6%
• Equity multiple: 0.45×
• Total profit: $-26,092
• Equity at exit: $25,333

10-year hold

• IRR: -9.3%
• Equity multiple: 0.46×
• Total profit: $-25,843
• Equity at exit: $14,690

Cash invested: $47,572 (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: 583
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,935 high
• Mortgage (P&I): −$891
• Tax from tax record: −$221 /mo · $2,650/yr
• Insurance: −$71
• HOA: −$295
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $51

Break-even live

Break-even rent $1,870

Max offer price $169,900

Occupancy floor 92%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 22 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	14d	19	0.19mi
204 S 64th St West Des Moines, IA	1.0–3.0	1.0–2.5	1346	$2,790	$2.07	14d	2	0.30mi
6630 Cody Dr West Des Moines, IA	2.0	2.5	1200	$1,565	$1.30	14d	1	0.32mi
6185 Village View Dr Unit 6245-201 West Des Moines, IA	2.0	2.0	1165	$2,000	$1.72	14d	1	0.54mi
6375 Village View Dr West Des Moines, IA	1.0–2.0	1.0–2.0	900	$2,200	$2.44	14d	9	0.56mi
6814 Meadow Ct West Des Moines, IA	3.0	2.5	1462	$2,495	$1.71	21d	1	0.62mi
950 67th St #410 West Des Moines, IA	2.0	2.0	999	$1,295	$1.30	23d	1	0.78mi
7425 Wistful Vista Dr #304 West Des Moines, IA	2.0	2.0	1268	$1,875	$1.48	14d	1	0.88mi
7425 Wistful Vista Dr #802 West Des Moines, IA	2.0	1.5	1276	$1,475	$1.16	44d	1	0.88mi
360 Bridgewood Dr West Des Moines, IA	2.0	1.0–2.0	795	$1,855	$2.33	14d	21	0.95mi
950 Jordan Creek Pkwy West Des Moines, IA	1.0–2.0	1.0–2.0	1082	$3,546	$3.28	14d	37	0.98mi
210 S Prairie View Dr West Des Moines, IA	1.0–3.0	1.0–2.0	992	$1,709	$1.72	14d	27	0.99mi
7171 Woodland Ave West Des Moines, IA	1.0–2.0	1.0–2.0	1085	$1,825	$1.68	14d	1	1.06mi
6455 Galleria Dr West Des Moines, IA	1.0–3.0	1.0–2.0	1048	$1,831	$1.75	14d	22	1.10mi
811 Burr Oaks Dr #1206 West Des Moines, IA	2.0	2.5	1279	$1,700	$1.33	23d	1	1.11mi
716 Knolls Ct West Des Moines, IA	3.0	2.5	1448	$2,095	$1.45	44d	1	1.16mi
5901 Vista Dr West Des Moines, IA	3.0	2.0	830	$1,476	$1.78	14d	130	1.31mi
5101 Hawthorne Dr West Des Moines, IA	2.0–3.0	2.0	1201	$1,539	$1.28	14d	4	1.32mi
8350 Ep True Pkwy #3105 West Des Moines, IA	2.0	2.0	1100	$1,450	$1.32	19d	1	1.35mi
5699 Vista Dr West Des Moines, IA	3.0	2.5	1870	$1,872	$1.00	14d	6	1.39mi
6950 Stagecoach Dr West Des Moines, IA	2.0–3.0	2.5–3.5	1785	$2,585	$1.45	14d	20	1.40mi
4700 Ep True Pkwy West Des Moines, IA	1.0–2.0	1.0–2.0	852	$1,707	$2.00	14d	25	1.49mi

HOA detail condo

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

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $169,900 Active 1 DOM

ⓘ 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: $2,650 · $221/mo
• Projected year-2 tax: $2,659 · $222/mo
• Expected delta: +$9/yr (+$1/mo · 0.3%)

ⓘ 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: $23,223
• − Mortgage interest: −$9,517
• − Property taxes: −$2,650
• − Insurance: −$850
• − Repairs & maintenance: −$1,858
• − Management: −$1,858
• − HOA: −$3,540
• − Depreciation: −$4,943
• Taxable loss: −$1,991
• Est. tax savings @ 24.0%: +$478
• After-tax cash flow: $1,093/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

+33.3% since first listed

8 events — show timeline

• 2026-06-18 Listed $169,900 DMMLS
• 2016-04-01 Listing Removed — DMMLS
• 2015-06-30 Listed $114,000 DMMLS
• 2014-06-19 Sold (MLS) $90,000 DMMLS
• 2014-02-21 Listed $89,000 DMMLS
• 2007-07-03 Sold (Public Records) $121,000 Public Records
• 2007-06-29 Sold (MLS) $121,000 DMMLS
• 2007-06-01 Listed $127,500 DMMLS

Property tax history

+3.0%/yr

Latest (2025): $2,650 · +1.9% YoY. Source: county tax records.