15015 Springbrook Trl · Urbandale, IA 50323

$539,900

5 bd · 4.0 ba · 3,354 sqft · Other public records · 226 Days on market

Built 2025 0.25 ac lot $161/sqft · 45% below area Est $629k · 14% under $19/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 +13.8/15.0
• 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 +2.3/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Introducing Destiny Homes’ NEW PALAZZO floor plan—an elegant executive ranch offering 3 bedrooms and 3 private baths across 2,146 sq. ft. of main-level living. The heart of the home has a spacious great room, with an open switch-back staircase, tray ceiling, LVP flooring, oversized windows and a striking fireplace. The chef’s kitchen includes quartz countertops, tile backsplash, walk-in pantry, center island, and stainless steel appliances, . The bright dining area has backyard access through sliding doors to covered deck. The primary suite features tray ceiling, lights, dual vanities, shower and a generous walk-in closet. Two additional bedrooms, each with its own bath, complete the main level. A convenient drop zone, coat closet, and laundry area are located near the garage entry. The FINISHED LOWER LEVEL has 9 foot side walls, 1200 sq. ft finished with family and Epoxied Recreation areas, 2 bedrooms and bath and more storage space. ! Black Color Plus Hardie Siding, stone exterior, and 12x12 covered deck. As with all Destiny Homes, they are backed by a 2-year Builder Warranty. Located in the Waukee Northwest feeder school system. Walking distance to the new Barrett Park Natural Playscape and Waterford Park. Just minutes to Northwest High School, elementary schools, shopping, entertainment, and businesses. Ask about $2000 Preferred lender credit. All information obtained from seller and public record.

Key facts

• Spacious great room
• Oversized patio
• Chef's kitchen

Tags

• NEW PALAZZO FLOOR PLAN
• SPACIOUS GREAT ROOM
• CHEF'S KITCHEN
• WALK-IN PANTRY
• OVERSIZED PATIO
• FINISHED LOWER LEVEL

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath other listed at $540k.

Deal economics

• At list price, monthly cash flow is $-2k ($-23k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (51.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (57.0% below list).
• Recommended offer: $232k (57.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 90/100 on livability (#4 in IA, #69 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment 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.
• Zoned schools: Walnut Hills Elementary School (math 91% / reading 81%, grade A+, #26 of 616 statewide, top 4%, 625 students, 9% FRL); Waukee Middle School (math 83% / reading 81%, grade A+, #22 of 246 statewide, top 12%, 1,069 students, 12% FRL); Waukee High School (math 74% / reading 82%, grade A-, #53 of 336 statewide, top 16%, 1,268 students, 24% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: 381 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 16% 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 $30k of equity ($4k loan paydown + $26k 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 ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($475k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $232,278 (57.0% 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 226 days. Have you received any prior offers? Is the seller open to a 57% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.43% ✗
• Cap rate: 2.04%
• Cash-on-cash: -15.20%
• DSCR: 0.32
• GRM: 19.4

CMA / ARV

• ARV (median comp): $628,577
• List price: $539,900
• Delta: -14.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

4.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-3,409
• Equity at exit: $299,658

10-year hold

• IRR: 3.4%
• Equity multiple: 1.65×
• Total profit: $98,205
• Equity at exit: $512,036

Cash invested: $151,172 (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: 381
• Price-to-rent: 19.4×

Monthly cashflow live

• Estimated rent: $2,323 medium
• Mortgage (P&I): −$2,831
• Tax est. 1.5%: −$675 /mo · $8,098/yr
• Insurance: −$225
• HOA: −$19
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-1,915

Break-even live

Break-even rent $4,747

Max offer price $262,777

Occupancy floor —

Sensitivity live

Price	-10% $-1,542	-5% $-1,729	+0% $-1,915	+5% $-2,102	+10% $-2,288
Rent	-10% $-2,099	-5% $-2,007	+0% $-1,915	+5% $-1,823	+10% $-1,732
Rate	-1.0pp $-1,643	-0.5pp $-1,778	base $-1,915	+0.5pp $-2,055	+1.0pp $-2,197

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: $134,975
• Closing costs: $16,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5440 154th Ct Urbandale, IA	4.0	3.5	2367	$2,200	$0.93	21d	1	0.28mi

HOA detail

• Monthly dues: $19 · $228/yr
• Likely covers: water

Listing history 26 events

1. 2026-06-21
   days on market $539,900 Active 226 DOM
2. 2026-06-18
   days on market $539,900 Active 223 DOM
3. 2026-06-17
   days on market $539,900 Active 222 DOM
4. 2026-06-16
   days on market $539,900 Active 221 DOM
5. 2026-06-15
   days on market $539,900 Active 220 DOM
6. 2026-06-14
   days on market $539,900 Active 218 DOM
7. 2026-06-13
   days on market $539,900 Active 217 DOM
8. 2026-06-10
   days on market $539,900 Active 215 DOM
9. 2026-06-09
   days on market $539,900 Active 214 DOM
10. 2026-06-08
    days on market $539,900 Active 213 DOM
11. 2026-06-07
    days on market $539,900 Active 212 DOM
12. 2026-06-05
    days on market $539,900 Active 209 DOM
13. 2026-06-03
    days on market $539,900 Active 208 DOM
14. 2026-06-02
    days on market $539,900 Active 207 DOM
15. 2026-06-01
    days on market $539,900 Active 206 DOM
16. 2026-05-31
    days on market $539,900 Active 205 DOM
17. 2026-05-31
    days on market $539,900 Active 204 DOM
18. 2025-12-11
    price $539,900 1443-char remark

    Show marketing remark (1443 chars)

    Introducing Destiny Homes’ NEW PALAZZO floor plan—an elegant executive ranch offering 3 bedrooms and 3 private baths across 2,146 sq. ft. of main-level living. The heart of the home has a spacious great room, with an open switch-back staircase, tray ceiling, LVP flooring, oversized windows and a striking fireplace. The chef’s kitchen includes quartz countertops, tile backsplash, walk-in pantry, center island, and stainless steel appliances, . The bright dining area has backyard access through sliding doors to covered deck. The primary suite features tray ceiling, lights, dual vanities, shower and a generous walk-in closet. Two additional bedrooms, each with its own bath, complete the main level. A convenient drop zone, coat closet, and laundry area are located near the garage entry. The FINISHED LOWER LEVEL has 9 foot side walls, 1200 sq. ft finished with family and Epoxied Recreation areas, 2 bedrooms and bath and more storage space. ! Black Color Plus Hardie Siding, stone exterior, and 12x12 covered deck. As with all Destiny Homes, they are backed by a 2-year Builder Warranty. Located in the Waukee Northwest feeder school system. Walking distance to the new Barrett Park Natural Playscape and Waterford Park. Just minutes to Northwest High School, elementary schools, shopping, entertainment, and businesses. Ask about $2000 Preferred lender credit. All information obtained from seller and public record.

19. 2025-11-07
    listed $544,900 Active 1443-char remark

    Show marketing remark (1443 chars)

    Introducing Destiny Homes’ NEW PALAZZO floor plan—an elegant executive ranch offering 3 bedrooms and 3 private baths across 2,146 sq. ft. of main-level living. The heart of the home has a spacious great room, with an open switch-back staircase, tray ceiling, LVP flooring, oversized windows and a striking fireplace. The chef’s kitchen includes quartz countertops, tile backsplash, walk-in pantry, center island, and stainless steel appliances, . The bright dining area has backyard access through sliding doors to covered deck. The primary suite features tray ceiling, lights, dual vanities, shower and a generous walk-in closet. Two additional bedrooms, each with its own bath, complete the main level. A convenient drop zone, coat closet, and laundry area are located near the garage entry. The FINISHED LOWER LEVEL has 9 foot side walls, 1200 sq. ft finished with family and Epoxied Recreation areas, 2 bedrooms and bath and more storage space. ! Black Color Plus Hardie Siding, stone exterior, and 12x12 covered deck. As with all Destiny Homes, they are backed by a 2-year Builder Warranty. Located in the Waukee Northwest feeder school system. Walking distance to the new Barrett Park Natural Playscape and Waterford Park. Just minutes to Northwest High School, elementary schools, shopping, entertainment, and businesses. Ask about $2000 Preferred lender credit. All information obtained from seller and public record.

20. 2025-10-28
    historical
21. 2025-05-23
    price $544,900
22. 2025-04-25
    price $549,900
23. 2025-02-25
    price $557,995
24. 2025-02-13
    listed $555,025 Active
25. 2024-01-26
    historical
26. 2023-06-07
    listed $86,000 Active

ⓘ 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: $27,873
• − Mortgage interest: −$30,243
• − Property taxes: −$8,098
• − Insurance: −$2,700
• − Repairs & maintenance: −$2,230
• − Management: −$2,230
• − HOA: −$228
• − Depreciation: −$15,706
• Taxable loss: −$33,561
• Est. tax savings @ 24.0%: +$8,055
• After-tax cash flow: $-14,927/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

+527.8% since first listed

9 events — show timeline

• 2025-12-11 Price Changed $539,900 DMMLS
• 2025-11-07 Listed $544,900 DMMLS
• 2025-10-28 Listing Removed — DMMLS
• 2025-05-23 Price Changed $544,900 DMMLS
• 2025-04-25 Price Changed $549,900 DMMLS
• 2025-02-25 Price Changed $557,995 DMMLS
• 2025-02-13 Listed $555,025 DMMLS
• 2024-01-26 Listing Removed — DMMLS
• 2023-06-07 Listed $86,000 DMMLS

Property tax history

-9.1%/yr

Latest (2025): $6 · +0.0% YoY. Source: county tax records.