360 Hillside Dr · Pleasant Hill, IA 50327

$300,000

4 bd · 2.5 ba · 2,040 sqft · SingleFamily public records · 29 Days on market

Built 2019 8,750 sqft lot $147/sqft · 13% below area Est $343k · 13% under $38/mo HOA · 2% 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 +13.2/15.0
• Cash flow +7.0/30.0
• Schools +6.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy peaceful views and added privacy in this beautifully maintained two-story home, built in 2019 and offering over 2,000 square feet of living space. Step inside to a welcoming dining area that flows naturally into an open-concept layout, featuring a spacious living room and a large, well-appointed kitchen with all appliances included. Upstairs, you'll find four generously sized bedrooms, providing flexibility and room to grow. The primary suite offers abundant space, a private en-suite bathroom, and a walk-in closet (currently set up as a den/man cave). A conveniently located second-floor laundry area includes a washer and dryer for added ease. Outside, enjoy a fully fenced backyard, perfect for relaxing, entertaining, or letting kids and pets play freely. A storage shed, added in 2021, provides plenty of room for tools and equipment. The brick and concrete patio areas create an ideal setting for summer evenings, while a hot tub hookup is already in place for future enjoyment. Added bonus, the lot neighboring to the property is a wildlife reserve. Patio furniture is negotiable. Call your favorite realtor and schedule your showing today!!

Key facts

• Walk-in closet
• Storage shed
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECOND-FLOOR LAUNDRY AREA
• FULLY FENCED BACKYARD
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-441 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (26.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (31.5% below list).
• Recommended offer: $206k (31.5% below list) — sets the bar for 1% rule.
• Cap rate 4.5% 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; 2 comparable units currently listed for rent nearby; 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 $9k 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 29 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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 $240k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $205,527 (31.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
6. 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.
7. 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.
8. 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: 0.69% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.30%
• DSCR: 0.72
• GRM: 12.2

CMA / ARV

• ARV (median comp): $343,499
• List price: $300,000
• Delta: -12.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5915 E Oakwood Dr	0.20mi	3/2.5 (-1)	2,164 (+6%)	7mo	$360,000	$166	70
6025 Martin Dr	0.29mi	4/2.5	1,957 (-4%)	19mo	$399,000	$204	64
6080 Martin Dr	0.37mi	4/2.5	2,139 (+5%)	15mo	$428,000	$200	62
5495 Schweiker Dr	0.37mi	4/2.5	1,780 (-13%)	4mo	$320,000	$180	58
404 Pleasant Cir	0.39mi	3/3.5 (-1)	2,204 (+8%)	3mo	$384,000	$174	57
284 Alder Blvd	0.60mi	4/3.0	1,875 (-8%)	0mo	$680,000	$363	56
365 Williamson Ct	0.41mi	4/3.5	2,180 (+7%)	12mo	$385,000	$177	56
500 Fawn Cir	0.43mi	4/2.5	1,869 (-8%)	16mo	$335,500	$180	52
5570 Sunburst Dr	0.68mi	3/3.0 (-1)	2,000 (-2%)	11mo	$499,990	$250	49
6018 Robin Rd	0.33mi	5/3.0 (+1)	1,758 (-14%)	18mo	$450,000	$256	39

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

Projected returns pro-forma

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

5-year hold

• IRR: -27.2%
• Equity multiple: 0.09×
• Total profit: $-76,690
• Equity at exit: $44,731

10-year hold

• IRR: -25.0%
• Equity multiple: -0.22×
• Total profit: $-102,861
• Equity at exit: $25,939

Cash invested: $84,000 (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: 12.2×

Monthly cashflow live

• Estimated rent: $2,055 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$329 /mo · $3,944/yr
• Insurance: −$125
• HOA: −$38
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-441

Break-even live

Break-even rent $2,614

Max offer price $222,054

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
799 Ne 60th St Pleasant Hill, IA	1.0–3.0	1.0–3.5	1185	$2,169	$1.83	14d	7	0.36mi
100 Lexington Ct Pleasant Hill, IA	3.0	2.5	1771	$2,332	$1.32	14d	7	1.31mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 18 events

1. 2026-05-12
   status Pending 1159-char remark

   Show marketing remark (1159 chars)

   Enjoy peaceful views and added privacy in this beautifully maintained two-story home, built in 2019 and offering over 2,000 square feet of living space. Step inside to a welcoming dining area that flows naturally into an open-concept layout, featuring a spacious living room and a large, well-appointed kitchen with all appliances included. Upstairs, you'll find four generously sized bedrooms, providing flexibility and room to grow. The primary suite offers abundant space, a private en-suite bathroom, and a walk-in closet (currently set up as a den/man cave). A conveniently located second-floor laundry area includes a washer and dryer for added ease. Outside, enjoy a fully fenced backyard, perfect for relaxing, entertaining, or letting kids and pets play freely. A storage shed, added in 2021, provides plenty of room for tools and equipment. The brick and concrete patio areas create an ideal setting for summer evenings, while a hot tub hookup is already in place for future enjoyment. Added bonus, the lot neighboring to the property is a wildlife reserve. Patio furniture is negotiable. Call your favorite realtor and schedule your showing today!!

2. 2026-04-22
   price $300,000 1159-char remark

   Show marketing remark (1159 chars)

   Enjoy peaceful views and added privacy in this beautifully maintained two-story home, built in 2019 and offering over 2,000 square feet of living space. Step inside to a welcoming dining area that flows naturally into an open-concept layout, featuring a spacious living room and a large, well-appointed kitchen with all appliances included. Upstairs, you'll find four generously sized bedrooms, providing flexibility and room to grow. The primary suite offers abundant space, a private en-suite bathroom, and a walk-in closet (currently set up as a den/man cave). A conveniently located second-floor laundry area includes a washer and dryer for added ease. Outside, enjoy a fully fenced backyard, perfect for relaxing, entertaining, or letting kids and pets play freely. A storage shed, added in 2021, provides plenty of room for tools and equipment. The brick and concrete patio areas create an ideal setting for summer evenings, while a hot tub hookup is already in place for future enjoyment. Added bonus, the lot neighboring to the property is a wildlife reserve. Patio furniture is negotiable. Call your favorite realtor and schedule your showing today!!

3. 2026-04-13
   listed $309,000 Active 1159-char remark

   Show marketing remark (1159 chars)

   Enjoy peaceful views and added privacy in this beautifully maintained two-story home, built in 2019 and offering over 2,000 square feet of living space. Step inside to a welcoming dining area that flows naturally into an open-concept layout, featuring a spacious living room and a large, well-appointed kitchen with all appliances included. Upstairs, you'll find four generously sized bedrooms, providing flexibility and room to grow. The primary suite offers abundant space, a private en-suite bathroom, and a walk-in closet (currently set up as a den/man cave). A conveniently located second-floor laundry area includes a washer and dryer for added ease. Outside, enjoy a fully fenced backyard, perfect for relaxing, entertaining, or letting kids and pets play freely. A storage shed, added in 2021, provides plenty of room for tools and equipment. The brick and concrete patio areas create an ideal setting for summer evenings, while a hot tub hookup is already in place for future enjoyment. Added bonus, the lot neighboring to the property is a wildlife reserve. Patio furniture is negotiable. Call your favorite realtor and schedule your showing today!!

4. 2021-03-16
   soldstatus $240,000
5. 2021-03-15
   soldstatus $240,000 Closed 791-char remark

   Show marketing remark (791 chars)

   This beautiful home is better than new construction! The homeowners have done many upgrades in the last year. The yard has been fully fenced, a brand new patio and concrete pad poured, ready for your hot tub! This lovely home has a great layout with a large bonus room right as you walk in the front door, leading to a wonderful family room and kitchen that is great for entertaining. The access to the backyard is right off of the dining and kitchen area making it ideal for indoor outdoor living. Upstairs are 3 large bedrooms, a full bath , along with a very spacious master suite! The master has a large full bathroom along with walk in closet. This home was built in 2019 and is still covered by the builders warranty and 4 years of tax abatement left. Schedule your private tour today!

6. 2021-01-31
   status Pending 791-char remark

   Show marketing remark (791 chars)

   This beautiful home is better than new construction! The homeowners have done many upgrades in the last year. The yard has been fully fenced, a brand new patio and concrete pad poured, ready for your hot tub! This lovely home has a great layout with a large bonus room right as you walk in the front door, leading to a wonderful family room and kitchen that is great for entertaining. The access to the backyard is right off of the dining and kitchen area making it ideal for indoor outdoor living. Upstairs are 3 large bedrooms, a full bath , along with a very spacious master suite! The master has a large full bathroom along with walk in closet. This home was built in 2019 and is still covered by the builders warranty and 4 years of tax abatement left. Schedule your private tour today!

7. 2021-01-27
   listed $240,000 Active 791-char remark

   Show marketing remark (791 chars)

   This beautiful home is better than new construction! The homeowners have done many upgrades in the last year. The yard has been fully fenced, a brand new patio and concrete pad poured, ready for your hot tub! This lovely home has a great layout with a large bonus room right as you walk in the front door, leading to a wonderful family room and kitchen that is great for entertaining. The access to the backyard is right off of the dining and kitchen area making it ideal for indoor outdoor living. Upstairs are 3 large bedrooms, a full bath , along with a very spacious master suite! The master has a large full bathroom along with walk in closet. This home was built in 2019 and is still covered by the builders warranty and 4 years of tax abatement left. Schedule your private tour today!

8. 2020-02-28
   soldstatus $220,990 Closed
9. 2020-01-30
   status Pending
10. 2020-01-09
    status Active
11. 2019-12-03
    status Pending
12. 2019-09-30
    status Pending
13. 2019-05-14
    listed $217,990 Active
14. 2019-01-07
    historical
15. 2018-12-06
    status Active
16. 2018-08-31
    historical
17. 2018-06-28
    price $48,000
18. 2017-05-01
    listed $59,000 Active

ⓘ 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: $3,944 · $329/mo
• Projected year-2 tax: $4,327 · $361/mo
• Expected delta: +$383/yr (+$32/mo · 9.7%)

ⓘ 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: $24,663
• − Mortgage interest: −$16,805
• − Property taxes: −$3,944
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − HOA: −$456
• − Depreciation: −$8,727
• Taxable loss: −$10,715
• Est. tax savings @ 24.0%: +$2,572
• After-tax cash flow: $-2,723/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: 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

+408.5% since first listed

18 events — show timeline

• 2026-05-12 Pending — DMMLS
• 2026-04-22 Price Changed $300,000 DMMLS
• 2026-04-13 Listed $309,000 DMMLS
• 2021-03-16 Sold (Public Records) $240,000 Public Records
• 2021-03-15 Sold (MLS) $240,000 DMMLS
• 2021-01-31 Pending — DMMLS
• 2021-01-27 Listed $240,000 DMMLS
• 2020-02-28 Sold (MLS) $220,990 DMMLS
• 2020-01-30 Pending — DMMLS
• 2020-01-09 Relisted — DMMLS
• 2019-12-03 Pending — DMMLS
• 2019-09-30 Pending — DMMLS
• 2019-05-14 Listed $217,990 DMMLS
• 2019-01-07 Listing Removed — DMMLS
• 2018-12-06 Relisted — DMMLS
• 2018-08-31 Listing Removed — DMMLS
• 2018-06-28 Price Changed $48,000 DMMLS
• 2017-05-01 Listed $59,000 DMMLS

Property tax history

+128.8%/yr

Latest (2025): $3,944 · +16.3% YoY. Source: county tax records.