1313 SE University Ave #102 · Waukee, IA 50263

$165,000

2 bd · 2.0 ba · 1,105 sqft · Condo public records · 123 Days on market

Built 2005 $149/sqft · 10% below area Est $184k · 10% under $300/mo HOA · 19% 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 +12.1/15.0
• Cash flow +7.3/30.0
• Schools +7.1/10.0
• 1% rule +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious, elegant, and meticulously maintained, this ground-floor corner unit offers highly desirable split-bedroom floorplan. Featuring 2 bedrooms and 2 full baths, the condo has been freshly updated with new light fixtures, new paint and flooring throughout. Enjoy seamless indoor-outdoor living with patio access from both the family room and the primary bedroom. One of the standout features is the abundant natural light streaming into every room, creating a bright and inviting atmosphere. Exterior maintenance is fully taken care of, allowing you to relax and enjoy the community amenities, including a pool, gym, and clubhouse, or explore nearby attractions with ease.

Key facts

• Community amenities
• Pool
• Patio access

Tags

• GROUND-FLOOR CORNER UNIT
• SPLIT-BEDROOM FLOORPLAN
• PATIO ACCESS
• ABUNDANT NATURAL LIGHT
• COMMUNITY AMENITIES
• POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $-216 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (23.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (6.5% below list).
• Recommended offer: $127k (23.2% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.0% in Waukee — 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 84/100 on livability (#22 in IA, #682 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, 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: Eason Elementary School (math 85% / reading 79%, grade A+, #44 of 616 statewide, top 9%, 641 students, 31% 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) — zoned schools average 27% FRL vs 11% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 891 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 123 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $14k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $126,775 (23.2% 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 123 days. Have you received any prior offers? Is the seller open to a 23% 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.94% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.62%
• DSCR: 0.75
• GRM: 8.9

CMA / ARV

• ARV (median comp): $183,829
• List price: $165,000
• Delta: -10.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -27.5%
• Equity multiple: 0.09×
• Total profit: $-42,125
• Equity at exit: $24,602

10-year hold

• IRR: -31.6%
• Equity multiple: -0.32×
• Total profit: $-60,852
• Equity at exit: $14,266

Cash invested: $46,200 (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 50263

• Rents YoY: 1.8%
• Active inventory: 891
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,543 high
• Mortgage (P&I): −$865
• Tax from tax record: −$201 /mo · $2,416/yr
• Insurance: −$69
• HOA: −$300
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-216

Break-even live

Break-even rent $1,817

Max offer price $126,775

Occupancy floor —

Sensitivity live

Price	-10% $-123	-5% $-170	+0% $-216	+5% $-263	+10% $-310
Rent	-10% $-338	-5% $-277	+0% $-216	+5% $-155	+10% $-94
Rate	-1.0pp $-133	-0.5pp $-174	base $-216	+0.5pp $-259	+1.0pp $-303

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1150 SE Olson Dr Waukee, IA	1.0–3.0	1.0–2.0	1076	$1,340	$1.25	16d	47	0.20mi
1422 SE Emerald Dr Waukee, IA	2.0–3.0	2.0–2.5	1312	$1,575	$1.20	23d	4	0.27mi
1276 SE Brownstone Way Waukee, IA	2.0	2.5	1254	$1,700	$1.36	45d	1	0.33mi
1284 SE Brownstone Way Waukee, IA	2.0	2.5	1254	$1,700	$1.36	25d	1	0.33mi
1400 SE Bishop Dr Waukee, IA	1.0–2.0	1.0–2.0	797	$1,358	$1.70	16d	10	0.36mi
260 SE Waco Pl Waukee, IA	3.0	2.0	1263	$1,795	$1.42	20d	1	0.62mi
266 SE Boulder Ct Waukee, IA	3.0	2.0	1263	$1,750	$1.39	45d	1	0.70mi
1320 SE Florence Dr Unit 16 Waukee, IA	2.0	2.0	995	$1,295	$1.30	25d	1	0.79mi
1340 SE Florence Dr Unit 31 Waukee, IA	2.0	2.0	995	$1,295	$1.30	45d	1	0.84mi
2295 SE Glacier Trl Waukee, IA	1.0–2.0	1.0–2.0	870	$1,550	$1.78	25d	1	0.90mi
1325 SE Centennial Pkwy Waukee, IA	2.0–3.0	2.0	1358	$1,950	$1.44	16d	9	0.95mi
1760 SE L.A. Grant Pkwy #35 Waukee, IA	2.0	2.0	1000	$1,300	$1.30	45d	1	1.05mi
1439 SE Superior Ln Waukee, IA	2.0	2.5	1201	$1,800	$1.50	25d	1	1.11mi
500 NE Horizon Dr Waukee, IA	3.0	1.0–2.0	1027	$1,352	$1.32	16d	24	1.26mi
2595 SE Encompass Dr Waukee, IA	1.0–2.0	1.0–2.0	699	$1,615	$2.31	16d	4	1.33mi
307 NE Sandalwood Waukee, IA	2.0	2.0	1108	$1,550	$1.40	45d	1	1.44mi
9068 Hayden Dr Waukee, IA	3.0	2.0	1461	$2,295	$1.57	16d	1	1.46mi
293 NE Basswood Waukee, IA	2.0	2.0	1120	$1,345	$1.20	25d	1	1.48mi
324 NE Sandalwood Waukee, IA	2.0	2.0	1108	$1,400	$1.26	25d	1	1.48mi
386 NE Satinwood Waukee, IA	2.0	2.0	1056	$1,395	$1.32	45d	1	1.50mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: exterior maint.poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $165,000 Active 123 DOM
2. 2026-06-18
   days on market $165,000 Active 120 DOM
3. 2026-06-17
   days on market $165,000 Active 119 DOM
4. 2026-06-16
   days on market $165,000 Active 118 DOM
5. 2026-06-15
   days on market $165,000 Active 117 DOM
6. 2026-06-14
   days on market $165,000 Active 115 DOM
7. 2026-06-13
   status $165,000 Active 114 DOM
8. 2026-06-08
   status $165,000 Pending 114 DOM
9. 2026-06-07
   pricedays on market $165,000 Active 114 DOM
10. 2026-06-05
    days on market $175,000 Active 111 DOM
11. 2026-06-03
    days on market $175,000 Active 110 DOM
12. 2026-06-02
    days on market $175,000 Active 109 DOM
13. 2026-06-01
    days on market $175,000 Active 108 DOM
14. 2026-05-31
    days on market $175,000 Active 107 DOM
15. 2026-05-31
    days on market $175,000 Active 106 DOM
16. 2026-04-16
    price $175,000 676-char remark

    Show marketing remark (676 chars)

    Spacious, elegant, and meticulously maintained, this ground-floor corner unit offers highly desirable split-bedroom floorplan. Featuring 2 bedrooms and 2 full baths, the condo has been freshly updated with new light fixtures, new paint and flooring throughout. Enjoy seamless indoor-outdoor living with patio access from both the family room and the primary bedroom. One of the standout features is the abundant natural light streaming into every room, creating a bright and inviting atmosphere. Exterior maintenance is fully taken care of, allowing you to relax and enjoy the community amenities, including a pool, gym, and clubhouse, or explore nearby attractions with ease.

17. 2026-02-13
    listed $179,000 Active 676-char remark

    Show marketing remark (676 chars)

    Spacious, elegant, and meticulously maintained, this ground-floor corner unit offers highly desirable split-bedroom floorplan. Featuring 2 bedrooms and 2 full baths, the condo has been freshly updated with new light fixtures, new paint and flooring throughout. Enjoy seamless indoor-outdoor living with patio access from both the family room and the primary bedroom. One of the standout features is the abundant natural light streaming into every room, creating a bright and inviting atmosphere. Exterior maintenance is fully taken care of, allowing you to relax and enjoy the community amenities, including a pool, gym, and clubhouse, or explore nearby attractions with ease.

18. 2020-04-06
    soldstatus $125,000 Closed 718-char remark

    Show marketing remark (718 chars)

    First floor 2 bed, 2 bath condo with attached parking. Open plan has breakfast bar, dining area, and family room with fireplace. Patio access from family room and master bedroom. Master bedroom features bathroom with double sink vanity and large walk-in closet. Laundry room with washer and dryer included. Patio provides outdoor living area and has an adjacent storage closet. Awesome location in building, just steps from attached garage. water heater 2010, laminate floor in kitchen, laundry, and both bathrooms. The development has a clubhouse with kitchen, big screen TV, 24hr. fitness center, outdoor swimming pool, and picnic area. Conveniently located near grocery stores, interstate, and new Kettlestone area.

19. 2020-03-04
    status Pending 718-char remark

    Show marketing remark (718 chars)

    First floor 2 bed, 2 bath condo with attached parking. Open plan has breakfast bar, dining area, and family room with fireplace. Patio access from family room and master bedroom. Master bedroom features bathroom with double sink vanity and large walk-in closet. Laundry room with washer and dryer included. Patio provides outdoor living area and has an adjacent storage closet. Awesome location in building, just steps from attached garage. water heater 2010, laminate floor in kitchen, laundry, and both bathrooms. The development has a clubhouse with kitchen, big screen TV, 24hr. fitness center, outdoor swimming pool, and picnic area. Conveniently located near grocery stores, interstate, and new Kettlestone area.

20. 2020-02-27
    price $129,900 718-char remark

    Show marketing remark (718 chars)

    First floor 2 bed, 2 bath condo with attached parking. Open plan has breakfast bar, dining area, and family room with fireplace. Patio access from family room and master bedroom. Master bedroom features bathroom with double sink vanity and large walk-in closet. Laundry room with washer and dryer included. Patio provides outdoor living area and has an adjacent storage closet. Awesome location in building, just steps from attached garage. water heater 2010, laminate floor in kitchen, laundry, and both bathrooms. The development has a clubhouse with kitchen, big screen TV, 24hr. fitness center, outdoor swimming pool, and picnic area. Conveniently located near grocery stores, interstate, and new Kettlestone area.

21. 2020-02-13
    listed $133,500 Active 718-char remark

    Show marketing remark (718 chars)

    First floor 2 bed, 2 bath condo with attached parking. Open plan has breakfast bar, dining area, and family room with fireplace. Patio access from family room and master bedroom. Master bedroom features bathroom with double sink vanity and large walk-in closet. Laundry room with washer and dryer included. Patio provides outdoor living area and has an adjacent storage closet. Awesome location in building, just steps from attached garage. water heater 2010, laminate floor in kitchen, laundry, and both bathrooms. The development has a clubhouse with kitchen, big screen TV, 24hr. fitness center, outdoor swimming pool, and picnic area. Conveniently located near grocery stores, interstate, and new Kettlestone area.

22. 2017-03-02
    soldstatus $117,000
23. 2017-03-01
    soldstatus $117,000
24. 2017-01-25
    listed $120,000

ⓘ 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: $2,416 · $201/mo
• Projected year-2 tax: $2,503 · $209/mo
• Expected delta: +$87/yr (+$7/mo · 3.6%)

ⓘ 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 4/10 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: $18,516
• − Mortgage interest: −$9,243
• − Property taxes: −$2,416
• − Insurance: −$825
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − HOA: −$3,600
• − Depreciation: −$4,800
• Taxable loss: −$5,330
• Est. tax savings @ 24.0%: +$1,279
• After-tax cash flow: $-1,317/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 — Waukee

• Score: 84/100
• State rank: #22
• US rank: #682

Category grades

Amenities F 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: Waukee, IA
• County: Dallas County · 77,082 people
• City population: 29,611
• Metro: Des Moines-West Des Moines, IA
• Population (ZIP): 29,611
• Household income: $102,762
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 468.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 7% Asian 6% Hispanic / Latino 6% Black 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 3% Lithuanian 3% Iranian 3%
• Foreign-born: 13% · Canada, India
• Languages at home: 85% English-only · Other Asian/Pacific 3% Spanish 3% Arabic 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: ▼ -97.95%
• Current HPI: 169.2421
• Rent YoY: ▲ 1.82%
• 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

+45.8% since first listed

9 events — show timeline

• 2026-04-16 Price Changed $175,000 DMMLS
• 2026-02-13 Listed $179,000 DMMLS
• 2020-04-06 Sold (MLS) $125,000 DMMLS
• 2020-03-04 Pending — DMMLS
• 2020-02-27 Price Changed $129,900 DMMLS
• 2020-02-13 Listed $133,500 DMMLS
• 2017-03-02 Sold (Public Records) $117,000 Public Records
• 2017-03-01 Sold (MLS) $117,000 DMMLS
• 2017-01-25 Listed $120,000 DMMLS

Property tax history

+3.8%/yr

Latest (2025): $2,416 · +1.8% YoY. Source: county tax records.