260 Amberwood Dr · Pleasant Hill, IA 50327

$225,000

3 bd · 2.5 ba · 1,617 sqft · Condo public records · 41 Days on market

Built 2020 Poor condition $139/sqft · 13% below area Est $258k · 13% under $225/mo HOA · 13% 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 +13.3/15.0
• Cash flow +6.7/30.0
• Schools +6.4/10.0
• Livability +4.0/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New four-plex townhomes by Timbercrest Homes located in the new Pine Valley development in Pleasant Hill. These 3 bedroom townhomes feature 2 car attached garage, 2 1/2 baths, and 1575 square feet of living space. The main floor has LVT floors in the kitchen and dining area, quartz counter tops, all appliances included and sliders to patio. Three bedrooms upstairs with the master having its own full bath with double vanity and walk-in closet. Other two bedrooms each have walk-in closets. Other features include: 2nd floor laundry, all appliances including washer and dryer. Pleasant Hill has 5 year graduated tax abatement (75%, 60%, 45%, 30% and 15%) for the first 5 years. Located in Pine Valley just South of Great Escape Bowling Center off HWY 65. The photos are similar to the homes being built.

Key facts

• $225 HOA
• 2 garage spots
• Built 2020

Property features AI

Finance

• Other: Pets allowed with size limit
• HOA & community: Homeowners association (Pine Valley Townhomes / CDM Real Estate Services); HOA fee $225 monthly; HOA covers insurance, grounds maintenance, structure maintenance, and snow removal

Exterior

• Parking: Attached two-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: 2-story property; Zoned residential
• Construction: Vinyl siding; Asphalt shingle roof; Block, poured and slab foundation; Built with typical modern construction
• Exterior features: Concrete road; Smoke detectors

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Dining area; Window treatments; See remarks
• Laundry & utility: Washer; Dryer; Laundry on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $225k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-360 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (28.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (22.8% below list).
• Recommended offer: $161k (28.3% below list) — sets the bar for cash-flow.
• Cap rate 4.4% vs local median 2.5% in Pleasant Hill — 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 79/100 on livability (#100 in IA, #2,025 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Southeast Polk Community School District (rural): math 73% / reading 73% proficiency, ranked #70 of 289 in IA (top 24%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 134 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 2,953 units permitted in Polk County in 2024 (540 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Polk County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $161,375 (28.3% 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 41 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
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: 0.77% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.86%
• DSCR: 0.69
• GRM: 10.8

CMA / ARV

• ARV (median comp): $258,060
• List price: $225,000
• Delta: -12.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -28.1%
• Equity multiple: 0.06×
• Total profit: $-59,263
• Equity at exit: $33,548

10-year hold

• IRR: -26.7%
• Equity multiple: -0.28×
• Total profit: $-80,593
• Equity at exit: $19,454

Cash invested: $63,000 (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 50327

• Home prices YoY: -28.7%
• Active inventory: 134
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,738 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$234 /mo · $2,810/yr
• Insurance: −$94
• HOA: −$225
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-360

Break-even live

Break-even rent $2,193

Max offer price $161,375

Occupancy floor —

Sensitivity live

Price	-10% $-233	-5% $-296	+0% $-360	+5% $-424	+10% $-488
Rent	-10% $-497	-5% $-429	+0% $-360	+5% $-292	+10% $-223
Rate	-1.0pp $-247	-0.5pp $-303	base $-360	+0.5pp $-418	+1.0pp $-478

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
935 Sherrylynn Blvd Pleasant Hill, IA	2.0–3.0	1.5–2.0	920	$1,160	$1.26	15d	26	0.55mi
799 Ne 60th St Pleasant Hill, IA	1.0–3.0	1.0–3.5	1185	$2,169	$1.83	15d	7	0.62mi
100 Lexington Ct Pleasant Hill, IA	3.0	2.5	1771	$2,332	$1.32	15d	7	1.00mi
1116 Redstone Ln Pleasant Hill, IA	2.0	2.0	1056	$1,350	$1.28	24d	1	1.10mi

HOA detail condo

• Monthly dues: $225 · $2,700/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $225,000 Active 41 DOM
2. 2026-06-18
   days on market $225,000 Active 38 DOM
3. 2026-06-17
   days on market $225,000 Active 37 DOM
4. 2026-06-16
   days on market $225,000 Active 36 DOM
5. 2026-06-15
   days on market $225,000 Active 35 DOM
6. 2026-06-14
   days on market $225,000 Active 33 DOM
7. 2026-06-10
   days on market $225,000 Active 30 DOM
8. 2026-06-09
   days on market $225,000 Active 29 DOM
9. 2026-06-08
   days on market $225,000 Active 28 DOM
10. 2026-06-07
    statusdays on market $225,000 Active 27 DOM
11. 2026-06-02
    status $225,000 Pending 24 DOM
12. 2026-06-01
    days on market $225,000 Active 24 DOM
13. 2026-05-31
    days on market $225,000 Active 23 DOM
14. 2026-05-31
    days on market $225,000 Active 22 DOM
15. 2026-05-08
    listed $225,000 Active 1135-char remark
16. 2025-10-27
    historical $1,895
17. 2025-09-11
    listed $1,895
18. 2021-07-02
    soldstatus $210,000
19. 2021-07-01
    soldstatus $209,900 Closed 805-char remark

    Show marketing remark (805 chars)

    New four-plex townhomes by Timbercrest Homes located in the new Pine Valley development in Pleasant Hill. These 3 bedroom townhomes feature 2 car attached garage, 2 1/2 baths, and 1575 square feet of living space. The main floor has LVT floors in the kitchen and dining area, quartz counter tops, all appliances included and sliders to patio. Three bedrooms upstairs with the master having its own full bath with double vanity and walk-in closet. Other two bedrooms each have walk-in closets. Other features include: 2nd floor laundry, all appliances including washer and dryer. Pleasant Hill has 5 year graduated tax abatement (75%, 60%, 45%, 30% and 15%) for the first 5 years. Located in Pine Valley just South of Great Escape Bowling Center off HWY 65. The photos are similar to the homes being built.

20. 2021-04-19
    status Pending 805-char remark

    Show marketing remark (805 chars)

    New four-plex townhomes by Timbercrest Homes located in the new Pine Valley development in Pleasant Hill. These 3 bedroom townhomes feature 2 car attached garage, 2 1/2 baths, and 1575 square feet of living space. The main floor has LVT floors in the kitchen and dining area, quartz counter tops, all appliances included and sliders to patio. Three bedrooms upstairs with the master having its own full bath with double vanity and walk-in closet. Other two bedrooms each have walk-in closets. Other features include: 2nd floor laundry, all appliances including washer and dryer. Pleasant Hill has 5 year graduated tax abatement (75%, 60%, 45%, 30% and 15%) for the first 5 years. Located in Pine Valley just South of Great Escape Bowling Center off HWY 65. The photos are similar to the homes being built.

21. 2020-08-17
    listed $209,900 Active 805-char remark

    Show marketing remark (805 chars)

    New four-plex townhomes by Timbercrest Homes located in the new Pine Valley development in Pleasant Hill. These 3 bedroom townhomes feature 2 car attached garage, 2 1/2 baths, and 1575 square feet of living space. The main floor has LVT floors in the kitchen and dining area, quartz counter tops, all appliances included and sliders to patio. Three bedrooms upstairs with the master having its own full bath with double vanity and walk-in closet. Other two bedrooms each have walk-in closets. Other features include: 2nd floor laundry, all appliances including washer and dryer. Pleasant Hill has 5 year graduated tax abatement (75%, 60%, 45%, 30% and 15%) for the first 5 years. Located in Pine Valley just South of Great Escape Bowling Center off HWY 65. The photos are similar to the homes being built.

ⓘ 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: $2,810 · $234/mo
• Projected year-2 tax: $3,171 · $264/mo
• Expected delta: +$361/yr (+$30/mo · 12.9%)

ⓘ 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 ≥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: $20,851
• − Mortgage interest: −$12,603
• − Property taxes: −$2,810
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − HOA: −$2,700
• − Depreciation: −$6,545
• Taxable loss: −$8,269
• Est. tax savings @ 24.0%: +$1,985
• After-tax cash flow: $-2,337/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive renovations and repairs, including kitchen and bathroom updates, roof and exterior siding replacement, and flooring and paint refreshes. Significant value can be added through these improvements, making it a good investment opportunity.

Repairs flagged

• Major Kitchen cabinets — No photos of the kitchen
• Major Bathroom fixtures — No photos of the bathrooms
• Major Roof — No photos of the roof
• Major Exterior siding — No photos of the exterior
• Major Flooring — No photos of the flooring
• Major Interior walls/paint — No photos of the interior walls/paint
• Major Windows — No photos of the windows
• Major Foundation/structure — No photos of the foundation/structure
• Major HVAC/mechanicals — No photos of the HVAC/mechanicals
• Major Landscaping — No photos of the landscaping/curb appeal

Value-add opportunities

• Both Kitchen renovation — A new kitchen with updated appliances and finishes would significantly increase both resale and rental value.
• Both Bathroom renovation — Upgraded bathrooms with modern fixtures and finishes would enhance both resale and rental appeal.
• Both Roof replacement — A new roof would improve the home's curb appeal and reduce maintenance costs.
• Both Exterior siding and painting — Fresh siding and paint would improve the home's appearance and increase its value.
• Both Flooring replacement — New flooring throughout the home would enhance the overall look and feel.
• Both Interior wall and paint refresh — Fresh paint and updated decor would make the interior more inviting and appealing.
• Both Window replacement — New windows would improve energy efficiency and increase the home's curb appeal.
• Both HVAC system upgrade — A new HVAC system would improve comfort and energy efficiency, enhancing both resale and rental value.
• Both Landscaping and curb appeal — A well-maintained lawn and landscaping would significantly increase the home's curb appeal and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · No photos of the kitchen	Major	$15,000–50,000
Bathroom fixtures · No photos of the bathrooms	Major	$15,000–50,000
Roof · No photos of the roof	Major	$15,000–50,000
Exterior siding · No photos of the exterior	Major	$15,000–50,000
Flooring · No photos of the flooring	Major	$15,000–50,000
Interior walls/paint · No photos of the interior walls/paint	Major	$15,000–50,000
Windows · No photos of the windows	Major	$15,000–50,000
Foundation/structure · No photos of the foundation/structure	Major	$15,000–50,000
HVAC/mechanicals · No photos of the HVAC/mechanicals	Major	$15,000–50,000
Landscaping · No photos of the landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Both Kitchen renovation — A new kitchen with updated appliances and finishes would significantly increase both resale and rental value. ↑
• Both Bathroom renovation — Upgraded bathrooms with modern fixtures and finishes would enhance both resale and rental appeal. ↑
• Both Roof replacement — A new roof would improve the home's curb appeal and reduce maintenance costs. ↑
• Both Exterior siding and painting — Fresh siding and paint would improve the home's appearance and increase its value. ↑
• Both Flooring replacement — New flooring throughout the home would enhance the overall look and feel. ↑
• Both Interior wall and paint refresh — Fresh paint and updated decor would make the interior more inviting and appealing. ↑
• Both Window replacement — New windows would improve energy efficiency and increase the home's curb appeal. ↑
• Both HVAC system upgrade — A new HVAC system would improve comfort and energy efficiency, enhancing both resale and rental value. ↑
• Both Landscaping and curb appeal — A well-maintained lawn and landscaping would significantly increase the home's curb appeal and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Southeast Polk Community School District
• NCES district ID: 1926820
• Math proficiency: 73% ▼ -8.00%
• Reading proficiency: 73% ▼ -3.00%
• Median HH income: $73,440
• Composite: 64.1/100
• National rank: #575
• State rank: #70 of 289 in IA

Livability — Pleasant Hill

• Score: 79/100
• State rank: #100
• US rank: #2025

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasant Hill, IA
• County: Polk County · 453,298 people
• City population: 13,177
• Metro: Des Moines-West Des Moines, IA
• Population (ZIP): 13,177
• Household income: $98,333
• Rent vs Own: 19.0% rent · 81.0% own
• Severe rent burden: 221.0

Population outlook (Polk County) Hauer SSP2

• Today (2025): 548,042 people
• By 2030: 588,557 · +7.4%
• By 2040: 670,629 · +22.4%
• By 2050: 752,830 · +37.4%
• By 2075: 955,069 · +74.3%
• By 2100: 1,115,436 · +103.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 7% Black 4% Two or more races 4% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Portuguese 6% Italian 5% Iranian 4%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 1% Vietnamese 1%

Political lean MEDSL · Polk

• 2024 margin: D (+10.9) · D 54.8% · R 43.9% · Other 1.3%
• 2008→2024 swing: -3.7pp toward R · 2008: 14.6pp · 2024: 10.9pp
• All cycles: 2024: D+10.9 2020: D+15.2 2016: D+11.5 2012: D+14.2 2008: D+14.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.08%
• Current HPI: 211.6528
• 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

+7.2% since first listed

9 events — show timeline

• 2026-06-04 Relisted — DMMLS
• 2026-06-01 Pending — DMMLS
• 2026-05-08 Listed $225,000 DMMLS
• 2025-10-27 Rental Removed $1,895 SHOWMOJO
• 2025-09-11 Listed for Rent $1,895 SHOWMOJO
• 2021-07-02 Sold (Public Records) $210,000 Public Records
• 2021-07-01 Sold (MLS) $209,900 DMMLS
• 2021-04-19 Pending — DMMLS
• 2020-08-17 Listed $209,900 DMMLS

Property tax history

+89.2%/yr

Latest (2025): $2,810 · +25.6% YoY. Source: county tax records.