4507 NE 19th Ave · Pleasant Hill, IA 50317

$95,000

2 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 1 Days on market

Built 1957 0.30 ac lot ↓ 4% since listing

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Why this score? — see what drove the B- 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).

• Cash flow +27.5/30.0
• DSCR +9.6/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SE Polk School District services this 3 bedroom walkin ranch outside city limits near Copper Creek. Major updates were done to this house include: roof, septic tank, metal siding, windows, paint and flooring. The Great room offers vaulted ceilings, wired for surround sound, laminate wood flooring and adjoins to the spacious eat-in kitchen. All oak cabinetry with built-in microwave, newer dishwasher, and gas stove all stay. Sliding glass doors lead to an entertaining deck that overlooks the backyard and treeline. The laundry room and full bathroom are centrally located in the home. A bay window sets off the living room and leads to the 3 bedrooms. The oversized master bedroom features closet organizers and sliding glass doors to a private deck. Storage shed stays in the fully fenced in back yard. Almost a third of an acre this home won't last long at this price!

Key facts

• 0.3 acre lot
• Built 1957

Property features AI

Exterior

• Utilities: Public water; Septic tank
• Home design: Single-story; Vinyl siding
• Construction: Block foundation; Asphalt shingle roof; Built with vinyl siding
• Exterior features: Deck; Chain-link fence; Corner lot; Asphalt road access

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced-air heating (natural gas)
• Interior features: Dining area; Eat-in kitchen; Crawl space basement
• Laundry & utility: Main-level laundry; Washer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 9.8% 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.
• Zoned schools: Clay Elementary (math 76% / reading 70%, grade A, #175 of 616 statewide, top 28%, 657 students, 30% FRL); Southeast Polk Junior High (math 74% / reading 71%, grade A, #90 of 246 statewide, top 38%, 1,088 students, 37% FRL); Southeast Polk High School (math 65% / reading 74%, grade B, #152 of 336 statewide, top 52%, 2,353 students, 32% FRL).
• Market conditions: Rents rising (+2.3%/yr); 362 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $657 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,000

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.38% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.69%
• DSCR: 1.56
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $243,648
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4507 NE 19th Ave	0.00mi	3/1.0 (+1)	1,296 (0%)	0mo	$105,000	$81	95
1755 Rolling Meadows Dr	0.15mi	3/2.5 (+1)	1,374 (+6%)	13mo	$293,000	$213	62
2401 E 50th St	0.66mi	3/3.0 (+1)	1,264 (-2%)	7mo	$350,000	$277	46
2215 E 41st St	0.65mi	2/1.0	1,110 (-14%)	2mo	$153,000	$138	44
2317 E 50th St	0.64mi	3/3.0 (+1)	1,221 (-6%)	8mo	$319,900	$262	41
2325 E 41st St	0.72mi	3/1.5 (+1)	1,116 (-14%)	0mo	$205,000	$184	36
1218 Williams St	0.73mi	3/2.0 (+1)	1,164 (-10%)	23mo	$218,500	$188	21

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 · 2.29% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.06×
• Total profit: $1,669
• Equity at exit: $14,165

10-year hold

• IRR: 10.5%
• Equity multiple: 1.79×
• Total profit: $21,081
• Equity at exit: $8,214

Cash invested: $26,600 (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 50317

• Rents YoY: 2.3%
• Active inventory: 362
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,315 high
• Mortgage (P&I): −$498
• Tax from tax record: −$220 /mo · $2,640/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $281

Break-even live

Break-even rent $959

Max offer price $95,000

Occupancy floor 74%

Sensitivity live

Price	-10% $335	-5% $308	+0% $281	+5% $254	+10% $227
Rent	-10% $177	-5% $229	+0% $281	+5% $333	+10% $385
Rate	-1.0pp $329	-0.5pp $305	base $281	+0.5pp $257	+1.0pp $232

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4148 Mattern Ave Des Moines, IA	3.0	1.0	1025	$1,395	$1.36	15d	1	0.53mi
1328 Williams St Des Moines, IA	3.0	1.5	1536	$1,345	$0.88	15d	1	0.63mi
770 N Pleasant Hill Blvd Pleasant Hill, IA	2.0	1.0	950	$995	$1.05	45d	1	0.81mi
772 N Pleasant Hill Blvd Pleasant Hill, IA	2.0	1.0	950	$895	$0.94	45d	1	0.81mi
4303 Morton Ave Des Moines, IA	3.0	2.0	1188	$1,610	$1.36	15d	1	0.86mi
4251 Grandview Ave Des Moines, IA	3.0	2.0	1188	$1,610	$1.36	15d	1	0.92mi
935 Sherrylynn Blvd Pleasant Hill, IA	2.0–3.0	1.5–2.0	920	$845	$0.92	15d	26	1.15mi
2515 E 37th St Des Moines, IA	3.0	1.0	1008	$1,290	$1.28	22d	1	1.20mi
100 Lexington Ct Pleasant Hill, IA	3.0	2.5	1771	$2,332	$1.32	15d	7	1.47mi

Listing history 5 events

1. 2026-05-11
   status Pending
2. 2026-05-11
   listed $95,000 Active
3. 2010-05-13
   soldstatus $97,000
4. 2010-05-12
   soldstatus $97,000 873-char remark

   Show marketing remark (873 chars)

   SE Polk School District services this 3 bedroom walkin ranch outside city limits near Copper Creek. Major updates were done to this house include: roof, septic tank, metal siding, windows, paint and flooring. The Great room offers vaulted ceilings, wired for surround sound, laminate wood flooring and adjoins to the spacious eat-in kitchen. All oak cabinetry with built-in microwave, newer dishwasher, and gas stove all stay. Sliding glass doors lead to an entertaining deck that overlooks the backyard and treeline. The laundry room and full bathroom are centrally located in the home. A bay window sets off the living room and leads to the 3 bedrooms. The oversized master bedroom features closet organizers and sliding glass doors to a private deck. Storage shed stays in the fully fenced in back yard. Almost a third of an acre this home won't last long at this price!

5. 2010-02-01
   listed $98,500 873-char remark

   Show marketing remark (873 chars)

   SE Polk School District services this 3 bedroom walkin ranch outside city limits near Copper Creek. Major updates were done to this house include: roof, septic tank, metal siding, windows, paint and flooring. The Great room offers vaulted ceilings, wired for surround sound, laminate wood flooring and adjoins to the spacious eat-in kitchen. All oak cabinetry with built-in microwave, newer dishwasher, and gas stove all stay. Sliding glass doors lead to an entertaining deck that overlooks the backyard and treeline. The laundry room and full bathroom are centrally located in the home. A bay window sets off the living room and leads to the 3 bedrooms. The oversized master bedroom features closet organizers and sliding glass doors to a private deck. Storage shed stays in the fully fenced in back yard. Almost a third of an acre this home won't last long at this price!

ⓘ 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: $2,640 · $220/mo
• Projected year-2 tax: $2,640 · $220/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $15,783
• − Mortgage interest: −$5,321
• − Property taxes: −$2,640
• − Insurance: −$475
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$2,764
• Taxable income: $2,058
• Est. tax owed @ 24.0%: −$494
• After-tax cash flow: $2,881/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

• County: Polk County · 453,298 people
• City population: 13,177
• Metro: Des Moines-West Des Moines, IA
• Population (ZIP): 36,548
• Household income: $65,617
• Rent vs Own: 27.5% rent · 72.5% own
• Severe rent burden: 716.0

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: Majority White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 19% Two or more races 10% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 15% Puerto Rican 1%
• Common ancestry: Portuguese 3% Iranian 2% Swiss 1%
• Foreign-born: 12% · Canada
• Languages at home: 80% English-only · Spanish 13% Other Asian/Pacific 2%

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: ▼ -235.00%
• Current HPI: 281.7409
• Rent YoY: ▲ 2.29%
• 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

-3.6% since first listed

5 events — show timeline

• 2026-05-11 Pending — DMMLS
• 2026-05-11 Listed $95,000 DMMLS
• 2010-05-13 Sold (Public Records) $97,000 Public Records
• 2010-05-12 Sold (MLS) $97,000 DMMLS
• 2010-02-01 Listed $98,500 DMMLS

Property tax history

+2.2%/yr

Latest (2025): $2,640 · +1.9% YoY. Source: county tax records.