17331 Brookview Dr · Urbandale, IA 50323

$560,000

5 bd · 3.0 ba · 1,743 sqft · SingleFamily

Built 2025 8,640 sqft lot $321/sqft · 14% below area Est $649k · 14% under ↓ 7% since listing

---

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 +13.7/15.0
• Appreciation +7.4/10.0
• Schools +7.1/10.0
• Livability +4.5/5.0
• Cash flow +2.9/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Welcome to this stunning new construction home in the highly sought-after Bentley Ridge development in Urbandale. Offering over 3,000 square feet of beautifully finished living space, this 5-bedroom, 3-bathroom home blends modern design with exceptional functionality. Step inside to find durable and stylish LVP flooring throughout the main level, creating a seamless, low-maintenance living space. The open-concept layout is perfect for both everyday living and entertaining, featuring spacious living, dining, and kitchen areas filled with natural light from quality casement windows. The finished walkout basement expands your living space with a massive second living area, complete with a larg

Key facts

• 8,640 sq ft lot
• 3 garage spots
• Built 2025

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $560k.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (47.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (54.4% below list).
• Recommended offer: $255k (54.4% 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; 2 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 $31k of equity ($4k loan paydown + $27k 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 ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $255,238 (54.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.46% ✗
• Cap rate: 2.32%
• Cash-on-cash: -14.19%
• DSCR: 0.37
• GRM: 18.3

CMA / ARV

• ARV (median comp): $649,423
• List price: $560,000
• Delta: -11.07%
• 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
16412 N Valley Dr	0.21mi	5/3.0	1,869 (+7%)	2mo	$649,900	$348	77
16333 Springbrook Trl	0.34mi	5/3.0	1,801 (+3%)	2mo	$634,500	$352	77
5348 162nd Ct	0.43mi	4/3.0 (-1)	1,778 (+2%)	1mo	$488,000	$274	71
16616 Deerview Dr	0.42mi	4/3.0 (-1)	1,812 (+4%)	0mo	$639,900	$353	69
16624 Deerview Dr	0.40mi	5/3.0	1,895 (+9%)	0mo	$650,000	$343	67
4485 NW 167th St	0.67mi	4/3.0 (-1)	1,713 (-2%)	1mo	$507,500	$296	60
5103 168th St	0.37mi	5/3.0	1,498 (-14%)	2mo	$404,660	$270	58
17151 Plum Dr	0.72mi	4/3.5 (-1)	1,762 (+1%)	1mo	$479,500	$272	57
5124 168th St	0.44mi	5/3.0	1,498 (-14%)	1mo	$374,590	$250	55
5111 168th St	0.39mi	4/3.0 (-1)	1,498 (-14%)	2mo	$378,790	$253	52
16223 Tanglewood Dr	0.72mi	5/3.0	1,904 (+9%)	2mo	$559,400	$294	49
16009 Walnut Hills Dr	0.75mi	5/3.5	1,911 (+10%)	1mo	$469,500	$246	46

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: 0.5%
• Equity multiple: 1.03×
• Total profit: $4,911
• Equity at exit: $310,814

10-year hold

• IRR: 4.1%
• Equity multiple: 1.77×
• Total profit: $120,065
• Equity at exit: $531,099

Cash invested: $156,800 (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: 18.3×

Monthly cashflow live

• Estimated rent: $2,552 medium
• Mortgage (P&I): −$2,937
• Tax est. 1.5%: −$700 /mo · $8,400/yr
• Insurance: −$233
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-1,854

Break-even live

Break-even rent $4,899

Max offer price $291,773

Occupancy floor —

Sensitivity live

Price	-10% $-1,467	-5% $-1,660	+0% $-1,854	+5% $-2,047	+10% $-2,241
Rent	-10% $-2,055	-5% $-1,954	+0% $-1,854	+5% $-1,753	+10% $-1,652
Rate	-1.0pp $-1,572	-0.5pp $-1,711	base $-1,854	+0.5pp $-1,999	+1.0pp $-2,146

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: $140,000
• Closing costs: $16,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16008 Springbrook Trl Urbandale, IA	5.0	3.0	1670	$2,900	$1.74	45d	1	0.38mi
5437 155th St Urbandale, IA	3.0–4.0	2.5	1590	$2,096	$1.32	16d	8	0.75mi

Listing history 13 events

1. 2026-06-09
   remarks 699-char remark
2. 2026-06-09
   pricestatusdays on marketlisting id $560,000 Pending
3. 2026-06-03
   days on market $577,500 Active 49 DOM
4. 2026-06-02
   days on market $577,500 Active 48 DOM
5. 2026-06-01
   days on market $577,500 Active 47 DOM
6. 2026-05-31
   days on market $577,500 Active 46 DOM
7. 2026-05-31
   days on market $577,500 Active 45 DOM
8. 2026-04-15
   listed $577,500 Active 1319-char remark
9. 2026-04-06
   historical
10. 2026-01-29
    price $589,900
11. 2026-01-07
    price $593,900
12. 2025-11-12
    price $597,900
13. 2025-09-09
    listed $605,000 Active

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

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 ≥102°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: $30,629
• − Mortgage interest: −$31,369
• − Property taxes: −$8,400
• − Insurance: −$2,800
• − Repairs & maintenance: −$2,450
• − Management: −$2,450
• − Depreciation: −$16,291
• Taxable loss: −$33,132
• Est. tax savings @ 24.0%: +$7,952
• After-tax cash flow: $-14,292/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

-7.4% since first listed

9 events — show timeline

• 2026-06-08 Listed $560,000 DMMLS
• 2026-06-08 Listing Removed — DMMLS
• 2026-06-04 Listing Removed — DMMLS
• 2026-04-15 Listed $577,500 DMMLS
• 2026-04-06 Listing Removed — DMMLS
• 2026-01-29 Price Changed $589,900 DMMLS
• 2026-01-07 Price Changed $593,900 DMMLS
• 2025-11-12 Price Changed $597,900 DMMLS
• 2025-09-09 Listed $605,000 DMMLS