17136 Mistflower Ln · Urbandale, IA 50323

$306,000

3 bd · 2.5 ba · 1,708 sqft · Other public records · 170 Days on market

Built 2018 3,591 sqft lot $179/sqft · 50% below area Est $351k · 13% under $70/mo HOA · 3% 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
• Appreciation +7.4/10.0
• Schools +7.1/10.0
• Cash flow +6.4/30.0
• Livability +4.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.7/10.0

Listing remarks MLS

Warm, inviting, and immaculately maintained ranch in Urbandale. Waukee school district. Like new with thoughtful upgrades throughout. Part of the highly coveted Destiny Homes Smart Series line. A sensible flow greets you with a crisp kitchen that features a large island, subway backsplash, and plenty of pantry room. The open concept living space features a stunning customized stone fireplace which reaches ceiling to floor, and oversized windows for an abundance of natural light. Enjoy the convenience of a 2-car attached garage. Just around the corner from the first-floor laundry, you'll find the main bedroom. The en suite bathroom has an upgraded tile shower and walk-in-closet. In the finished basement you'll find another full bathroom, a cozy bonus living room with great light, and two additional bedrooms. The back yard and deck are cozy and home to mature trees that provide privacy and a natural feel. Perfect yard for the buyer who values privacy and does not want to spend all day mowing. You've got to see this gem in person to truly appreciate how special it is. All information obtained from seller and public record.

Key facts

• Subway backsplash
• Large island
• Oversized windows

Tags

• WAUKEE SCHOOL DISTRICT
• LARGE ISLAND
• SUBWAY BACKSPLASH
• PLENTY OF PANTRY ROOM
• CUSTOMIZED STONE FIREPLACE
• OVERSIZED WINDOWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath other listed at $306k.

Deal economics

• At list price, monthly cash flow is $-533 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (30.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (32.8% below list).
• Recommended offer: $206k (32.8% below list) — sets the bar for 1% rule.
• Cap rate 4.2% 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: 381 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $17k of equity ($2k loan paydown + $15k 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 ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($269k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $231k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $205,598 (32.8% 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 170 days. Have you received any prior offers? Is the seller open to a 33% 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: 0.67% ✗
• Cap rate: 4.20%
• Cash-on-cash: -7.46%
• DSCR: 0.67
• GRM: 12.4

CMA / ARV

• ARV (median comp): $350,720
• List price: $306,000
• Delta: -12.75%
• 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: 6.1%
• Equity multiple: 1.39×
• Total profit: $33,286
• Equity at exit: $169,838

10-year hold

• IRR: 8.4%
• Equity multiple: 2.54×
• Total profit: $131,761
• Equity at exit: $290,208

Cash invested: $85,680 (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: 12.4×

Monthly cashflow live

• Estimated rent: $2,056 high
• Mortgage (P&I): −$1,605
• Tax from tax record: −$355 /mo · $4,260/yr
• Insurance: −$128
• HOA: −$70
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-533

Break-even live

Break-even rent $2,731

Max offer price $211,849

Occupancy floor —

Sensitivity live

Price	-10% $-360	-5% $-446	+0% $-533	+5% $-620	+10% $-706
Rent	-10% $-695	-5% $-614	+0% $-533	+5% $-452	+10% $-371
Rate	-1.0pp $-379	-0.5pp $-455	base $-533	+0.5pp $-612	+1.0pp $-693

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: $76,500
• Closing costs: $9,180
• 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	16d	1	0.23mi
4736 167th St Urbandale, IA	3.0	2.5	1585	$2,296	$1.45	16d	1	0.37mi
4735 NW 167th St Waukee, IA	3.0	3.0	1557	$2,300	$1.48	45d	1	0.40mi
16605 Oakwood Dr Urbandale, IA	3.0	2.5	1572	$2,350	$1.49	45d	1	0.47mi
4401 N Warrior Ln Clive, IA	2.0	2.0	2022	$2,875	$1.42	21d	1	0.92mi
835 NE Redwood Blvd Waukee, IA	2.0	2.0	1457	$2,235	$1.53	16d	3	1.19mi
4304 154th St Urbandale, IA	2.0	2.5	1240	$1,595	$1.29	45d	1	1.22mi
4307 154th St Urbandale, IA	3.0	2.5	1445	$1,850	$1.28	25d	1	1.24mi
15221 Alpine Dr Urbandale, IA	2.0	2.0	1056	$1,550	$1.47	45d	1	1.31mi
4304 153rd Pl Urbandale, IA	2.0	2.5	1240	$1,450	$1.17	23d	1	1.32mi
15211 Greenbelt Dr Urbandale, IA	2.0	2.0	1056	$1,450	$1.37	21d	1	1.34mi
4315 152nd Ct Urbandale, IA	2.0	2.5	1240	$1,495	$1.21	16d	1	1.37mi
714 NE Alice's Rd Unit 620 Waukee, IA	2.0	2.0	1095	$1,300	$1.19	45d	1	1.43mi
3504 163rd St Urbandale, IA	3.0	2.5	1454	$2,245	$1.54	21d	1	1.45mi
4015 154th St Urbandale, IA	3.0	2.5	1428	$2,295	$1.61	21d	1	1.46mi
5437 155th St Urbandale, IA	3.0–4.0	2.5	1590	$1,969	$1.24	16d	8	1.50mi

HOA detail

• Monthly dues: $70 · $840/yr

Listing history 25 events

1. 2026-06-21
   days on market $306,000 Active 170 DOM
2. 2026-06-18
   days on market $306,000 Active 167 DOM
3. 2026-06-17
   days on market $306,000 Active 166 DOM
4. 2026-06-16
   days on market $306,000 Active 165 DOM
5. 2026-06-15
   days on market $306,000 Active 164 DOM
6. 2026-06-14
   days on market $306,000 Active 162 DOM
7. 2026-06-13
   days on market $306,000 Active 161 DOM
8. 2026-06-10
   days on market $306,000 Active 159 DOM
9. 2026-06-09
   days on market $306,000 Active 158 DOM
10. 2026-06-09
    price $306,000 Active 157 DOM
11. 2026-06-08
    days on market $309,000 Active 157 DOM
12. 2026-06-07
    days on market $309,000 Active 156 DOM
13. 2026-06-05
    days on market $309,000 Active 153 DOM
14. 2026-06-03
    days on market $309,000 Active 152 DOM
15. 2026-06-02
    days on market $309,000 Active 151 DOM
16. 2026-06-01
    days on market $309,000 Active 150 DOM
17. 2026-05-31
    days on market $309,000 Active 149 DOM
18. 2026-05-31
    days on market $309,000 Active 148 DOM
19. 2026-05-08
    price $309,000 1137-char remark

    Show marketing remark (1137 chars)

    Warm, inviting, and immaculately maintained ranch in Urbandale. Waukee school district. Like new with thoughtful upgrades throughout. Part of the highly coveted Destiny Homes Smart Series line. A sensible flow greets you with a crisp kitchen that features a large island, subway backsplash, and plenty of pantry room. The open concept living space features a stunning customized stone fireplace which reaches ceiling to floor, and oversized windows for an abundance of natural light. Enjoy the convenience of a 2-car attached garage. Just around the corner from the first-floor laundry, you'll find the main bedroom. The en suite bathroom has an upgraded tile shower and walk-in-closet. In the finished basement you'll find another full bathroom, a cozy bonus living room with great light, and two additional bedrooms. The back yard and deck are cozy and home to mature trees that provide privacy and a natural feel. Perfect yard for the buyer who values privacy and does not want to spend all day mowing. You've got to see this gem in person to truly appreciate how special it is. All information obtained from seller and public record.

20. 2026-03-26
    price $312,000 1137-char remark

    Show marketing remark (1137 chars)

    Warm, inviting, and immaculately maintained ranch in Urbandale. Waukee school district. Like new with thoughtful upgrades throughout. Part of the highly coveted Destiny Homes Smart Series line. A sensible flow greets you with a crisp kitchen that features a large island, subway backsplash, and plenty of pantry room. The open concept living space features a stunning customized stone fireplace which reaches ceiling to floor, and oversized windows for an abundance of natural light. Enjoy the convenience of a 2-car attached garage. Just around the corner from the first-floor laundry, you'll find the main bedroom. The en suite bathroom has an upgraded tile shower and walk-in-closet. In the finished basement you'll find another full bathroom, a cozy bonus living room with great light, and two additional bedrooms. The back yard and deck are cozy and home to mature trees that provide privacy and a natural feel. Perfect yard for the buyer who values privacy and does not want to spend all day mowing. You've got to see this gem in person to truly appreciate how special it is. All information obtained from seller and public record.

21. 2026-02-10
    price $314,000 1137-char remark

    Show marketing remark (1137 chars)

    Warm, inviting, and immaculately maintained ranch in Urbandale. Waukee school district. Like new with thoughtful upgrades throughout. Part of the highly coveted Destiny Homes Smart Series line. A sensible flow greets you with a crisp kitchen that features a large island, subway backsplash, and plenty of pantry room. The open concept living space features a stunning customized stone fireplace which reaches ceiling to floor, and oversized windows for an abundance of natural light. Enjoy the convenience of a 2-car attached garage. Just around the corner from the first-floor laundry, you'll find the main bedroom. The en suite bathroom has an upgraded tile shower and walk-in-closet. In the finished basement you'll find another full bathroom, a cozy bonus living room with great light, and two additional bedrooms. The back yard and deck are cozy and home to mature trees that provide privacy and a natural feel. Perfect yard for the buyer who values privacy and does not want to spend all day mowing. You've got to see this gem in person to truly appreciate how special it is. All information obtained from seller and public record.

22. 2026-01-12
    price $315,000 1137-char remark

    Show marketing remark (1137 chars)

    Warm, inviting, and immaculately maintained ranch in Urbandale. Waukee school district. Like new with thoughtful upgrades throughout. Part of the highly coveted Destiny Homes Smart Series line. A sensible flow greets you with a crisp kitchen that features a large island, subway backsplash, and plenty of pantry room. The open concept living space features a stunning customized stone fireplace which reaches ceiling to floor, and oversized windows for an abundance of natural light. Enjoy the convenience of a 2-car attached garage. Just around the corner from the first-floor laundry, you'll find the main bedroom. The en suite bathroom has an upgraded tile shower and walk-in-closet. In the finished basement you'll find another full bathroom, a cozy bonus living room with great light, and two additional bedrooms. The back yard and deck are cozy and home to mature trees that provide privacy and a natural feel. Perfect yard for the buyer who values privacy and does not want to spend all day mowing. You've got to see this gem in person to truly appreciate how special it is. All information obtained from seller and public record.

23. 2026-01-02
    listed $317,000 Active 1137-char remark

    Show marketing remark (1137 chars)

    Warm, inviting, and immaculately maintained ranch in Urbandale. Waukee school district. Like new with thoughtful upgrades throughout. Part of the highly coveted Destiny Homes Smart Series line. A sensible flow greets you with a crisp kitchen that features a large island, subway backsplash, and plenty of pantry room. The open concept living space features a stunning customized stone fireplace which reaches ceiling to floor, and oversized windows for an abundance of natural light. Enjoy the convenience of a 2-car attached garage. Just around the corner from the first-floor laundry, you'll find the main bedroom. The en suite bathroom has an upgraded tile shower and walk-in-closet. In the finished basement you'll find another full bathroom, a cozy bonus living room with great light, and two additional bedrooms. The back yard and deck are cozy and home to mature trees that provide privacy and a natural feel. Perfect yard for the buyer who values privacy and does not want to spend all day mowing. You've got to see this gem in person to truly appreciate how special it is. All information obtained from seller and public record.

24. 2018-07-20
    soldstatus $230,702 Sold 38-char remark

    Show marketing remark (38 chars)

    Foundation stage. Call LA for details.

25. 2018-01-19
    listed $230,702 38-char remark

    Show marketing remark (38 chars)

    Foundation stage. Call LA for details.

ⓘ 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: $4,260 · $355/mo
• Projected year-2 tax: $4,532 · $378/mo
• Expected delta: +$272/yr (+$23/mo · 6.4%)

ⓘ 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 ≥102°F today · 16 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: $24,672
• − Mortgage interest: −$17,141
• − Property taxes: −$4,260
• − Insurance: −$1,530
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − HOA: −$840
• − Depreciation: −$8,902
• Taxable loss: −$11,948
• Est. tax savings @ 24.0%: +$2,868
• After-tax cash flow: $-3,528/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

+33.9% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $309,000 DMMLS
• 2026-03-26 Price Changed $312,000 DMMLS
• 2026-02-10 Price Changed $314,000 DMMLS
• 2026-01-12 Price Changed $315,000 DMMLS
• 2026-01-02 Listed $317,000 DMMLS
• 2018-07-20 Sold (MLS) $230,702 DMMLS
• 2018-01-19 Listed $230,702 DMMLS

Property tax history

+198.7%/yr

Latest (2025): $4,260 · +1.9% YoY. Source: county tax records.