17537 Northview Dr · Urbandale, IA 50323

$674,900

5 bd · 3.0 ba · 1,894 sqft · SingleFamily · 52 Days on market

Built 2026 10,500 sqft lot $356/sqft · 12% below area Est $770k · 12% under $13/mo HOA · 1% 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 +13.1/15.0
• 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 +1.1/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

FB Homes continues to build upon their reputation for beautiful homes! Situated in the popular Bentley Ridge development, this classic ranch home has over 3,200sf of quality finish with nearly 1,900sf on the main floor! This spacious property includes 5 bedrooms and 3 full bathrooms. The main floor is appointed with quality LVP flooring, large windows in every room, a bright great room with a stone fireplace feature wall, super kitchen with high-quality cabinetry and quartz counter tops, walk-in pantry with garage pass-through door, and a dining area that opens to your large, maintenance-free covered deck, with steps down to an additional open patio. The main floor has an awesome entertainm

Key facts

• Quality lvp flooring
• Quartz counter tops
• Walk-in pantry

Tags

• QUALITY LVP FLOORING
• STONE FIREPLACE FEATURE WALL
• HIGH-QUALITY CABINETRY
• QUARTZ COUNTER TOPS
• WALK-IN PANTRY
• MAINTENANCE-FREE COVERED DECK

Property features AI

Finance

• HOA & community: Homeowners association (Bentley Ridge HOA / Accurate Development); HOA fee $150 annually

Exterior

• Parking: Attached three-car garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-story home; New construction; Cement siding with stone accents; Asphalt shingle roof; Built by FB Homes LLC; Rectangular lot on concrete road; Property zoned R
• Construction: Poured foundation; Below-grade finished area included
• Exterior features: Deck; Covered and open patios; Sprinkler/irrigation system

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Wet bar; Dining area; Finished basement with egress windows; 2 fireplaces (electric and gas, vented)
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $675k.

Deal economics

• At list price, monthly cash flow is $-3k ($-33k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (58.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (63.8% below list).
• Recommended offer: $244k (63.8% below list) — sets the bar for 1% rule.
• Cap rate 1.4% 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; 1 comparable units currently listed for rent nearby; high-income renter base; 1,503 units permitted in Dallas County in 2024 (630 in 5+ unit buildings).
• This rent is only 17% 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 $37k of equity ($5k loan paydown + $32k 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 ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($655k) is reasonable based on typical stale-listing flexibility.

Recommended offer $244,407 (63.8% 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 52 days. Have you received any prior offers? Is the seller open to a 64% 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. 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: 0.36% ✗
• Cap rate: 1.41%
• Cash-on-cash: -17.44%
• DSCR: 0.22
• GRM: 23.0

CMA / ARV

• ARV (median comp): $770,200
• List price: $674,900
• Delta: -12.37%
• 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
17400 North Valley Dr	0.18mi	5/3.0	1,864 (-2%)	4mo	$687,500	$369	86
17418 North Valley Dr	0.15mi	4/4.0 (-1)	1,896 (+0%)	2mo	$699,900	$369	83
17511 N Valley Dr	0.09mi	5/3.5	2,075 (+10%)	2mo	$961,352	$463	76
17308 Northview Dr	0.11mi	4/3.5 (-1)	1,719 (-9%)	2mo	$630,000	$366	71
4664 177th St	0.34mi	4/3.0 (-1)	1,800 (-5%)	2mo	$534,990	$297	70
17151 Plum Dr	0.25mi	4/3.5 (-1)	1,762 (-7%)	1mo	$479,500	$272	69
5114 168th St	0.52mi	4/3.0 (-1)	2,053 (+8%)	1mo	$358,990	$175	56
5104 168th St	0.53mi	5/4.0	2,053 (+8%)	3mo	$413,990	$202	55
4650 178th St	0.41mi	4/3.0 (-1)	1,617 (-15%)	2mo	$599,900	$371	50
16804 Plum Dr	0.52mi	4/3.0 (-1)	1,635 (-14%)	2mo	$369,990	$226	46
5101 169th St	0.50mi	4/3.0 (-1)	1,635 (-14%)	3mo	$359,990	$220	46
4601 178th St	0.60mi	4/3.0 (-1)	1,659 (-12%)	2mo	$639,000	$385	45

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: -2.2%
• Equity multiple: 0.86×
• Total profit: $-26,710
• Equity at exit: $374,586

10-year hold

• IRR: 2.1%
• Equity multiple: 1.39×
• Total profit: $74,267
• Equity at exit: $640,069

Cash invested: $188,972 (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: 23.0×

Monthly cashflow live

• Estimated rent: $2,444 medium
• Mortgage (P&I): −$3,539
• Tax est. 1.5%: −$844 /mo · $10,124/yr
• Insurance: −$281
• HOA: −$13
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $-2,746

Break-even live

Break-even rent $5,920

Max offer price $277,511

Occupancy floor —

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: $168,725
• Closing costs: $20,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16008 Springbrook Trl Urbandale, IA	5.0	3.0	1670	$2,900	$1.74	43d	1	1.16mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 17 events

1. 2026-06-18
   days on market $674,900 Active 52 DOM
2. 2026-06-17
   days on market $674,900 Active 51 DOM
3. 2026-06-16
   days on market $674,900 Active 50 DOM
4. 2026-06-15
   days on market $674,900 Active 49 DOM
5. 2026-06-14
   days on market $674,900 Active 47 DOM
6. 2026-06-13
   days on market $674,900 Active 46 DOM
7. 2026-06-10
   days on market $674,900 Active 44 DOM
8. 2026-06-09
   days on market $674,900 Active 43 DOM
9. 2026-06-08
   days on market $674,900 Active 42 DOM
10. 2026-06-07
    days on market $674,900 Active 41 DOM
11. 2026-06-05
    days on market $674,900 Active 38 DOM
12. 2026-06-03
    days on market $674,900 Active 37 DOM
13. 2026-06-02
    days on market $674,900 Active 36 DOM
14. 2026-06-01
    days on market $674,900 Active 35 DOM
15. 2026-05-31
    days on market $674,900 Active 34 DOM
16. 2026-05-31
    days on market $674,900 Active 33 DOM
17. 2026-04-27
    listed $674,900 Active 1173-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,329
• − Mortgage interest: −$37,805
• − Property taxes: −$10,124
• − Insurance: −$3,374
• − Repairs & maintenance: −$2,346
• − Management: −$2,346
• − HOA: −$156
• − Depreciation: −$19,633
• Taxable loss: −$46,456
• Est. tax savings @ 24.0%: +$11,149
• After-tax cash flow: $-21,806/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

1 event — show timeline

• 2026-04-27 Listed $674,900 DMMLS