4740 170th Pl · Urbandale, IA 50323

$254,990

3 bd · 2.5 ba · 1,511 sqft · Townhouse · 141 Days on market

Built 2026 Excellent condition 1,560 sqft lot $169/sqft · at area comps Est $265k · at est. $175/mo HOA · 9% 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 +9.2/15.0
• Appreciation +7.4/10.0
• Schools +7.4/10.0
• Cash flow +7.1/30.0
• Condition / age +4.8/5.0
• Livability +4.5/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• DSCR +1.3/10.0

Listing remarks MLS

Discover 4740 170th Pl in Urbandale, IA. This thoughtfully designed two-story townhome offers 3 bedrooms, 2.5 bathrooms, and 1,511 sq. ft. of comfortable living space. Step inside to a long foyer that leads you to the heart of the home-a bright, open-concept main floor seamlessly connecting the kitchen, dining, and great room, complete with a cozy electric fireplace. The kitchen shines with sleek white cabinetry, stainless steel appliances, and a spacious island, perfect for everyday living and entertaining. Upstairs, all bedrooms are thoughtfully positioned for privacy. At the front of the home, the primary bedroom boasts a generous walk-in closet and an en-suite bathroom with dual vanity sinks and a walk-in shower. At the back, two spacious bedrooms with large closets share a full bathroom. A conveniently located laundry area completes the upper level, making this layout ideal for families or guests. This home comes with all appliances and blinds. Step into your new home at Mallard Prairie in Urbandale today! This home is currently under construction. Photos and video may be similar but not necessarily of subject property, including interior and exterior colors, finishes and appliances.

Key facts

• Walk-in closet
• Large island
• White cabinetry

Tags

• OPEN-CONCEPT MAIN LEVEL
• COZY ELECTRIC FIREPLACE
• WHITE CABINETRY
• STAINLESS STEEL APPLIANCES
• LARGE ISLAND
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $255k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-359 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (21.6% below list).
• Recommended offer: $200k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 2.4% in Urbandale — 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 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: 459 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 64d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,503 units permitted in Dallas County in 2024 (630 in 5+ unit buildings).
• This rent is only 14% 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 $14k of equity ($2k loan paydown + $12k 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 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 141 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 4 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 $199,827 (21.6% 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 141 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.03%
• DSCR: 0.73
• GRM: 10.6

CMA / ARV

• ARV (median comp): $265,017
• List price: $254,990
• Delta: -3.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4742 170th Pl	0.01mi	3/2.5	1,511 (0%)	0mo	$244,990	$162	99
4744 170th Pl	0.02mi	3/2.5	1,511 (0%)	0mo	$245,000	$162	99
4734 170th Pl	0.01mi	3/2.5	1,511 (0%)	1mo	$243,990	$161	99
4741 170th Pl	0.03mi	3/2.5	1,511 (0%)	1mo	$249,990	$165	98
4745 170th Pl	0.03mi	3/2.5	1,511 (0%)	2mo	$243,590	$161	97
4743 170th Pl	0.03mi	3/2.5	1,511 (0%)	2mo	$239,990	$159	97
4747 170th Pl	0.04mi	3/2.5	1,511 (0%)	2mo	$244,990	$162	96
17021 Persimmon Ln	0.04mi	3/2.5	1,511 (0%)	2mo	$240,000	$159	96
4754 171st St	0.05mi	3/2.5	1,511 (0%)	2mo	$242,990	$161	96
4756 171st St	0.05mi	3/2.5	1,511 (0%)	2mo	$249,990	$165	96
4778 172nd St	0.14mi	3/3.0	1,410 (-7%)	3mo	$319,990	$227	78
4784 172nd St	0.15mi	3/3.0	1,410 (-7%)	2mo	$308,375	$219	78

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: 7.3%
• Equity multiple: 1.47×
• Total profit: $33,278
• Equity at exit: $141,526

10-year hold

• IRR: 9.4%
• Equity multiple: 2.71×
• Total profit: $122,005
• Equity at exit: $241,830

Cash invested: $71,397 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 15 under contract
• Months of supply: 2.6 mo (38%/mo absorbed)
• Median asking: $365,000 ($230/sqft)
• Median days on market: 113 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: -23.6% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 50323

• Home prices YoY: 2.5%
• Active inventory: 459
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,998 high
• Mortgage (P&I): −$1,337
• Tax est. 1.5%: −$319 /mo · $3,825/yr
• Insurance: −$106
• HOA: −$175
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-359

Break-even live

Break-even rent $2,452

Max offer price $203,108

Occupancy floor —

Sensitivity live

Price	-10% $-182	-5% $-270	+0% $-359	+5% $-447	+10% $-535
Rent	-10% $-516	-5% $-437	+0% $-359	+5% $-280	+10% $-201
Rate	-1.0pp $-230	-0.5pp $-294	base $-359	+0.5pp $-425	+1.0pp $-492

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: $63,748
• Closing costs: $7,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4743 170th Pl Waukee, IA	3.0	2.5	1511	$2,050	$1.36	63d	1	0.03mi
4723 170th Pl Urbandale, IA	3.0	2.5	1511	$1,895	$1.25	15d	1	0.05mi
4736 167th St Urbandale, IA	3.0	2.5	1585	$2,296	$1.45	63d	1	0.36mi
4735 NW 167th St Waukee, IA	3.0	3.0	1557	$2,300	$1.48	93d	1	0.38mi
16605 Oakwood Dr Urbandale, IA	3.0	2.5	1572	$2,350	$1.49	93d	1	0.48mi
18203 Alpine Dr Clive, IA	3.0	2.0	1158	$2,350	$2.03	15d	1	0.99mi
4401 N Warrior Ln Clive, IA	2.0	2.0	2022	$2,875	$1.42	68d	1	1.05mi
4304 154th St Urbandale, IA	2.0	2.5	1240	$1,595	$1.29	93d	1	1.25mi
4307 154th St Urbandale, IA	3.0	2.5	1445	$1,850	$1.28	72d	1	1.26mi
15221 Alpine Dr Urbandale, IA	2.0	2.0	1056	$1,400	$1.33	15d	1	1.32mi
5437 155th St Urbandale, IA	3.0–4.0	2.5	1590	$1,875	$1.18	15d	8	1.35mi
4304 153rd Pl Urbandale, IA	2.0	2.5	1240	$1,450	$1.17	70d	1	1.35mi
15211 Greenbelt Dr Urbandale, IA	2.0	2.0	1056	$1,450	$1.37	68d	1	1.36mi
4315 152nd Ct Urbandale, IA	2.0	2.5	1240	$1,495	$1.21	63d	1	1.39mi
835 NE Redwood Blvd Waukee, IA	2.0	2.0	1373	$2,118	$1.54	15d	7	1.41mi
15231 Deerview Dr Urbandale, IA	3.0	2.5	1512	$2,300	$1.52	15d	1	1.47mi

HOA detail $175/mo · $2,100/yr

• Likely covers: electric

Listing history 50 events

1. 2026-08-08
   days on market $254,990 Active 141 DOM
2. 2026-08-07
   days on market $254,990 Active 140 DOM
3. 2026-08-06
   days on market $254,990 Active 139 DOM
4. 2026-08-05
   days on market $254,990 Active 138 DOM
5. 2026-08-04
   days on market $254,990 Active 137 DOM
6. 2026-08-03
   days on market $254,990 Active 136 DOM
7. 2026-07-31
   days on market $254,990 Active 133 DOM
8. 2026-07-30
   days on market $254,990 Active 132 DOM
9. 2026-07-29
   days on market $254,990 Active 131 DOM
10. 2026-07-25
    days on market $254,990 Active 127 DOM
11. 2026-07-24
    days on market $254,990 Active 126 DOM
12. 2026-07-23
    days on market $254,990 Active 125 DOM
13. 2026-07-22
    days on market $254,990 Active 124 DOM
14. 2026-07-21
    days on market $254,990 Active 123 DOM
15. 2026-07-18
    days on market $254,990 Active 120 DOM
16. 2026-07-16
    days on market $254,990 Active 118 DOM
17. 2026-07-16
    days on market $254,990 Active 117 DOM
18. 2026-07-14
    days on market $254,990 Active 116 DOM
19. 2026-07-14
    days on market $254,990 Active 115 DOM
20. 2026-07-12
    days on market $254,990 Active 114 DOM
21. 2026-07-11
    days on market $254,990 Active 113 DOM
22. 2026-07-10
    days on market $254,990 Active 112 DOM
23. 2026-07-10
    price $254,990 Active 111 DOM
24. 2026-07-09
    days on market $257,990 Active 111 DOM
25. 2026-07-08
    days on market $257,990 Active 110 DOM
26. 2026-07-07
    days on market $257,990 Active 109 DOM
27. 2026-07-06
    days on market $257,990 Active 108 DOM
28. 2026-07-05
    days on market $257,990 Active 107 DOM
29. 2026-07-04
    days on market $257,990 Active 106 DOM
30. 2026-07-03
    days on market $257,990 Active 105 DOM
31. 2026-07-02
    days on market $257,990 Active 104 DOM
32. 2026-07-01
    days on market $257,990 Active 103 DOM
33. 2026-06-30
    days on market $257,990 Active 102 DOM
34. 2026-06-29
    days on market $257,990 Active 101 DOM
35. 2026-06-28
    days on market $257,990 Active 100 DOM
36. 2026-06-28
    days on market $257,990 Active 99 DOM
37. 2026-06-27
    days on market $257,990 Active 98 DOM
38. 2026-06-25
    days on market $257,990 Active 96 DOM
39. 2026-06-23
    days on market $257,990 Active 94 DOM
40. 2026-06-21
    days on market $257,990 Active 93 DOM
41. 2026-06-18
    days on market $257,990 Active 90 DOM
42. 2026-06-17
    days on market $257,990 Active 89 DOM
43. 2026-06-16
    days on market $257,990 Active 88 DOM
44. 2026-06-15
    days on market $257,990 Active 87 DOM
45. 2026-06-14
    days on market $257,990 Active 85 DOM
46. 2026-06-13
    days on market $257,990 Active 84 DOM
47. 2026-06-10
    days on market $257,990 Active 82 DOM
48. 2026-06-09
    days on market $257,990 Active 81 DOM
49. 2026-06-08
    days on market $257,990 Active 80 DOM
50. 2026-06-07
    days on market $257,990 Active 79 DOM

ⓘ 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: $23,979
• − Mortgage interest: −$14,283
• − Property taxes: −$3,825
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − HOA: −$2,100
• − Depreciation: −$7,418
• Taxable loss: −$8,759
• Est. tax savings @ 24.0%: +$2,102
• After-tax cash flow: $-2,200/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.

Condition & rehab AI · 12 photos

Excellent 95/100 None rehab

This thoughtfully designed two-story townhome is in excellent condition with no visible repairs needed. It offers a bright, open-concept main floor and a cozy electric fireplace. Consider painting the exterior and replacing the electric fireplace with a gas one to further enhance its value.

Value-add opportunities

• Resale Paint the exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Both Replace the electric fireplace with a gas fireplace — Gas fireplaces are more efficient and can add value to the home. ↑
• Rental Install a smart thermostat — Smart thermostats can improve energy efficiency and attract renters. ↑

B Composite school gradezoned avg 74/100

Zoned Schools

Elementary Radiant Elementary School A IA #172/616 Nat'l #2,597/41,679 High Northwest High School

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

A Composite livability gradescore 90/100

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 · 111,904 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: 10% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in IA)

Industry	F500 HQs	Revenue
▸Financial Services	1	$16B
▸Retail / Convenience	1	$15B

Price history

+0.0% since first listed

5 events — show timeline

• 2026-05-08 Relisted — Zillow
• 2026-05-07 Relisted — DMMLS
• 2026-04-24 Delisted — Zillow
• 2026-03-06 Listed $259,990 DMMLS
• 2026-03-05 Listed $259,990 Zillow