1716 Mondamin Ave · Des Moines, IA 50314

$100,000

2 bd · 1.0 ba · 1,199 sqft · SingleFamily public records · 211 Days on market

Built 1915 7,000 sqft lot $83/sqft · 41% below area Est $170k · 41% under

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Why this score? — see what drove the B 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 +19.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.2/10.0
• 1% rule +5.1/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great rental property producing $1200/mo. Certificate is good thru October 2027. Seller has a large portfolio - so ask your agent for more info. This would also make a great single family home with possibility for immediate equity improvements.

Key facts

• 7,000 sq ft lot
• Built 1915
• Listed 211 days

🏷️ Possibly a rental listed for sale. The $100,000 price doesn't fit this home's estimated sale value (~$170,009) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.1% in 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 81/100 on livability (#63 in IA, #1,432 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools D+, crime F.
• Des Moines Independent Community School District (urban): math 43% / reading 46% proficiency, ranked #289 of 289 in IA (top 100%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+8.2%/yr); 64 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 2,953 units permitted in Polk County in 2024 (540 in 5+ unit buildings).
• This rent runs 30% of the median local income ($40k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Polk County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $8k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $100k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.01% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.91%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $170,009
• List price: $100,000
• Delta: -41.18%
• 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
1527 Martin Luther King Jr Pkwy	0.16mi	2/1.0	1,086 (-9%)	2mo	$60,000	$55	75
1559 23rd St	0.36mi	3/1.0 (+1)	1,223 (+2%)	1mo	$167,500	$137	74
1534 12th St	0.41mi	3/1.5 (+1)	1,220 (+2%)	1mo	$201,000	$165	70
2001 10th St	0.63mi	2/1.0	1,180 (-2%)	1mo	$194,500	$165	67
1502 17th St	0.17mi	3/1.0 (+1)	1,352 (+13%)	0mo	$90,025	$67	66
2200 Clark St	0.36mi	2/1.0	1,030 (-14%)	0mo	$176,900	$172	60
1412 Chautauqua Pkwy	0.29mi	2/2.0	1,038 (-13%)	2mo	$255,000	$246	58
1503 13th St	0.40mi	3/1.0 (+1)	1,070 (-11%)	1mo	$87,000	$81	58
1802 Martin Luther King Jr Pkwy	0.25mi	3/1.0 (+1)	1,020 (-15%)	3mo	$175,000	$172	56
1821 12th St	0.47mi	3/3.0 (+1)	1,097 (-8%)	2mo	$199,000	$181	50
1327 23rd St	0.53mi	2/2.0	1,042 (-13%)	2mo	$140,000	$134	48
1159 18th St	0.61mi	3/2.0 (+1)	1,029 (-14%)	1mo	$217,000	$211	38

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

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 29.8%
• Equity multiple: 3.40×
• Total profit: $67,143
• Equity at exit: $90,088

10-year hold

• IRR: 27.4%
• Equity multiple: 8.33×
• Total profit: $205,293
• Equity at exit: $194,278

Cash invested: $28,000 (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 50314

• Home prices YoY: 9.8%
• Rents YoY: 8.2%
• Active inventory: 64
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,015 high
• Mortgage (P&I): −$524
• Tax from tax record: −$121 /mo · $1,452/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $115

Break-even live

Break-even rent $870

Max offer price $100,000

Occupancy floor 84%

Sensitivity live

Price	-10% $171	-5% $143	+0% $115	+5% $86	+10% $58
Rent	-10% $35	-5% $75	+0% $115	+5% $155	+10% $195
Rate	-1.0pp $165	-0.5pp $140	base $115	+0.5pp $89	+1.0pp $62

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1714 College Ave Des Moines, IA	3.0	1.0	1015	$1,050	$1.03	44d	1	0.03mi
1718 22nd St Des Moines, IA	2.0	1.0	840	$995	$1.18	15d	1	0.35mi
1314 Harrison Ave Des Moines, IA	3.0	1.0	1150	$1,195	$1.04	24d	1	0.37mi
1312 22nd St Unit 2 Des Moines, IA	2.0	1.0	841	$825	$0.98	24d	1	0.50mi
1312 22nd St Unit 2 Des Moines, IA	2.0	1.0	841	$850	$1.01	44d	1	0.50mi
1312 22nd St Des Moines, IA	2.0	1.0	841	$825	$0.98	44d	1	0.50mi
1171 21st St Unit 1 Des Moines, IA	2.0	1.0	1028	$1,150	$1.12	44d	1	0.58mi
1914 10th St Des Moines, IA	2.0	1.0	740	$1,050	$1.42	24d	1	0.59mi
1914 10th St Des Moines, IA	2.0	1.0	740	$1,050	$1.42	44d	1	0.59mi
1438 9th St Des Moines, IA	2.0	1.0	700	$745	$1.06	22d	1	0.61mi
1621 9th St Unit 1613-01 Des Moines, IA	1.0	1.0	717	$776	$1.08	44d	1	0.62mi
1217 24th St Des Moines, IA	2.0	1.0–2.0	618	$1,400	$2.26	15d	4	0.65mi
2717 Meek Ave Des Moines, IA	2.0	2.0	1128	$1,550	$1.37	15d	1	0.69mi
2501 24th St Unit 121 Des Moines, IA	3.0	2.0	950	$995	$1.05	24d	1	0.72mi
2501 24th St Des Moines, IA	2.0	1.0	910	$795	$0.87	24d	1	0.73mi
2501 24th St Unit 113 Des Moines, IA	2.0	1.0	750	$945	$1.26	44d	1	0.73mi
2501 24th St Unit 101 Des Moines, IA	2.0	1.0	750	$725	$0.97	24d	1	0.73mi
2501 24th St Unit 111 Des Moines, IA	2.0	1.0	750	$760	$1.01	24d	1	0.73mi
2501 24th St Apt 107 Des Moines, IA	3.0	2.0	950	$1,045	$1.10	15d	1	0.73mi
1076 21st St Unit 4 Des Moines, IA	1.0	1.0	700	$695	$0.99	44d	1	0.74mi
1123 24th St Unit 1 Des Moines, IA	3.0	1.0	850	$1,185	$1.39	44d	1	0.77mi
2530 University Ave Des Moines, IA	2.0	1.0	647	$1,750	$2.70	15d	36	0.79mi
1100 24th St Des Moines, IA	2.0	1.0	748	$1,050	$1.40	15d	1	0.81mi
1100 24th St Unit DT 22 Des Moines, IA	2.0	1.0	737	$1,095	$1.49	44d	1	0.81mi
1101 25th St Unit DP 11 Des Moines, IA	2.0	2.0	850	$1,315	$1.55	44d	1	0.83mi
1108 25th St Apt 2 Des Moines, IA	1.0	1.0	750	$700	$0.93	44d	1	0.85mi
1118 26th St Unit 3 Des Moines, IA	1.0	1.0	750	$825	$1.10	44d	1	0.88mi
1717 Olive Ave Unit B6 Des Moines, IA	2.0	2.0	1092	$1,700	$1.56	44d	1	0.92mi
2600 Cottage Grove Ave Unit 5 Des Moines, IA	1.0	1.0	800	$795	$0.99	15d	1	0.94mi
913 Day St Des Moines, IA	2.0	1.0	800	$900	$1.12	24d	1	0.97mi
1020 25th St Unit 3 Des Moines, IA	2.0	1.0	845	$1,150	$1.36	20d	1	0.99mi
2813 Cottage Grove Ave Unit 2 Des Moines, IA	3.0	1.0	900	$1,200	$1.33	44d	1	1.00mi
2813 Cottage Grove Ave Des Moines, IA	1.0	1.0	700	$800	$1.14	44d	1	1.00mi
3103 Forest Ave Des Moines, IA	1.0–2.0	1.0–1.5	900	$1,550	$1.72	15d	1	1.02mi
3201 Forest Ave Des Moines, IA	3.0	1.0–2.0	717	$1,356	$1.89	15d	16	1.08mi
2822 Kingman Blvd Des Moines, IA	1.0	1.0	750	$790	$1.05	24d	1	1.11mi
2940 Brattleboro Ave Unit 2 Des Moines, IA	3.0	2.0	1250	$1,300	$1.04	15d	1	1.11mi
2411 Welbeck Rd #11 Des Moines, IA	2.0	1.0	750	$745	$0.99	44d	1	1.19mi
2411 Welbeck Rd #7 Des Moines, IA	2.0	1.0	750	$845	$1.13	44d	1	1.19mi
1219 34th St Unit 205 Des Moines, IA	2.0	1.0	767	$1,325	$1.73	24d	1	1.22mi

Listing history 14 events

1. 2026-05-12
   status Pending 244-char remark

   Show marketing remark (244 chars)

   Great rental property producing $1200/mo. Certificate is good thru October 2027. Seller has a large portfolio - so ask your agent for more info. This would also make a great single family home with possibility for immediate equity improvements.

2. 2026-05-11
   status Pending 389-char remark

   Show marketing remark (389 chars)

   Great rental property producing $1200/mo. Certificate is good thru October 2027. Tenant pays all utilities and does lawn/snow. Off-street parking. This would also make a great single family home with possibility for immediate equity improvements. 48-hour notice for showings. Seller has a large portfolio and details can be found here: https://www. tomandabbyre.com/cp/investment-property/

3. 2026-04-10
   price $100,000 244-char remark

   Show marketing remark (389 chars)

   Great rental property producing $1200/mo. Certificate is good thru October 2027. Tenant pays all utilities and does lawn/snow. Off-street parking. This would also make a great single family home with possibility for immediate equity improvements. 48-hour notice for showings. Seller has a large portfolio and details can be found here: https://www. tomandabbyre.com/cp/investment-property/

4. 2026-04-10
   status Active 244-char remark

   Show marketing remark (389 chars)

   Great rental property producing $1200/mo. Certificate is good thru October 2027. Tenant pays all utilities and does lawn/snow. Off-street parking. This would also make a great single family home with possibility for immediate equity improvements. 48-hour notice for showings. Seller has a large portfolio and details can be found here: https://www. tomandabbyre.com/cp/investment-property/

5. 2026-04-10
   status Active 389-char remark

   Show marketing remark (389 chars)

   Great rental property producing $1200/mo. Certificate is good thru October 2027. Tenant pays all utilities and does lawn/snow. Off-street parking. This would also make a great single family home with possibility for immediate equity improvements. 48-hour notice for showings. Seller has a large portfolio and details can be found here: https://www. tomandabbyre.com/cp/investment-property/

6. 2026-04-10
   price $100,000 389-char remark

   Show marketing remark (389 chars)

   Great rental property producing $1200/mo. Certificate is good thru October 2027. Tenant pays all utilities and does lawn/snow. Off-street parking. This would also make a great single family home with possibility for immediate equity improvements. 48-hour notice for showings. Seller has a large portfolio and details can be found here: https://www. tomandabbyre.com/cp/investment-property/

7. 2026-04-08
   historical 244-char remark

   Show marketing remark (244 chars)

   Great rental property producing $1200/mo. Certificate is good thru October 2027. Seller has a large portfolio - so ask your agent for more info. This would also make a great single family home with possibility for immediate equity improvements.

8. 2026-04-07
   historical 389-char remark

   Show marketing remark (389 chars)

   Great rental property producing $1200/mo. Certificate is good thru October 2027. Tenant pays all utilities and does lawn/snow. Off-street parking. This would also make a great single family home with possibility for immediate equity improvements. 48-hour notice for showings. Seller has a large portfolio and details can be found here: https://www. tomandabbyre.com/cp/investment-property/

9. 2025-10-09
   listed $108,000 Active 244-char remark

   Show marketing remark (389 chars)

   Great rental property producing $1200/mo. Certificate is good thru October 2027. Tenant pays all utilities and does lawn/snow. Off-street parking. This would also make a great single family home with possibility for immediate equity improvements. 48-hour notice for showings. Seller has a large portfolio and details can be found here: https://www. tomandabbyre.com/cp/investment-property/

10. 2025-10-09
    listed $108,000 Active 389-char remark

    Show marketing remark (389 chars)

    Great rental property producing $1200/mo. Certificate is good thru October 2027. Tenant pays all utilities and does lawn/snow. Off-street parking. This would also make a great single family home with possibility for immediate equity improvements. 48-hour notice for showings. Seller has a large portfolio and details can be found here: https://www. tomandabbyre.com/cp/investment-property/

11. 2025-10-01
    historical
12. 2025-08-14
    listed $130,000 Active
13. 2015-04-27
    soldstatus $35,750
14. 2015-02-20
    listed $39,900

ⓘ 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: $1,452 · $121/mo
• Projected year-2 tax: $1,511 · $126/mo
• Expected delta: +$59/yr (+$5/mo · 4.1%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,179
• − Mortgage interest: −$5,602
• − Property taxes: −$1,452
• − Insurance: −$500
• − Repairs & maintenance: −$974
• − Management: −$974
• − Depreciation: −$2,909
• Taxable loss: −$233
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $1,432/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: Des Moines Independent Community School District
• NCES district ID: 1908970
• Math proficiency: 43% ▼ -6.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $45,905
• Composite: 37.83/100
• National rank: #4331
• State rank: #289 of 289 in IA

Livability — Des Moines

• Score: 81/100
• State rank: #63
• US rank: #1432

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Des Moines, IA
• County: Polk County · 453,298 people
• City population: 203,612
• Metro: Des Moines-West Des Moines, IA
• Population (ZIP): 10,438
• Household income: $39,950
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 903.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 37% White 29% Hispanic / Latino 20% Asian 12% Two or more races 10%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Ukrainian 6% Iranian 2% Swiss 1%
• Foreign-born: 26% · Canada, Vietnam, Philippines
• Languages at home: 60% English-only · Spanish 16% Vietnamese 6% Other Asian/Pacific 4%

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: ▲ 30.18%
• Current HPI: 338.8301
• Rent YoY: ▲ 8.17%
• 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

+150.6% since first listed

14 events — show timeline

• 2026-05-12 Pending — CIBOR
• 2026-05-11 Pending — DMMLS
• 2026-04-10 Price Changed $100,000 CIBOR
• 2026-04-10 Relisted — CIBOR
• 2026-04-10 Relisted — DMMLS
• 2026-04-10 Price Changed $100,000 DMMLS
• 2026-04-08 Delisted — CIBOR
• 2026-04-07 Listing Removed — DMMLS
• 2025-10-09 Listed $108,000 DMMLS
• 2025-10-09 Listed $108,000 CIBOR
• 2025-10-01 Listing Removed — DMMLS
• 2025-08-14 Listed $130,000 DMMLS
• 2015-04-27 Sold (MLS) $35,750 DMMLS
• 2015-02-20 Listed $39,900 DMMLS

Property tax history

-0.6%/yr

Latest (2025): $1,452 · +2.1% YoY. Source: county tax records.