7085 Bloomfield Rd #132 · Des Moines, IA 50320

$74,499

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 230 Days on market

Built 2025 Good condition $61/sqft · 113% above area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Schools +3.8/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful, manufactured home, 3 bedroom and 2 bathrooms with an open floor plan. Ready for move in on 12-17-24. We are close to shopping, restaurants and schools. Come check this great home out it will not last long. Thank You

Key facts

• Built 2025
• Listed 230 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $74k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.0% vs local median 3.1% in Des Moines — 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 81/100 on livability (#63 in IA, #1,432 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools D+, crime F.
• Des Moines Independent Community School District (urban): math 43% / reading 46% proficiency, ranked #289 of 289 in IA (top 100%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 135 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $515 of loan paydown is wiped out by about $2k 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 + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Recommended offer $65,559 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.79% ✓
• Cap rate: 14.96%
• Cash-on-cash: 30.95%
• DSCR: 2.38
• GRM: 4.7

CMA / ARV

• ARV (median comp): $35,049
• List price: $74,499
• Delta: 112.56%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7500 SE Bloomfield Rd #86	0.15mi	3/2.0	1,216 (0%)	10mo	$40,000	$33	85
7500 SE Bloomfield Rd #50	0.15mi	2/2.0 (-1)	1,216 (0%)	10mo	$42,000	$35	80
6901 SE 14th St #245	0.53mi	3/2.0	1,056 (-13%)	8mo	$35,000	$33	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.7%
• Equity multiple: 2.06×
• Total profit: $22,213
• Equity at exit: $11,108

10-year hold

• IRR: 33.4%
• Equity multiple: 4.05×
• Total profit: $63,547
• Equity at exit: $6,441

Cash invested: $20,860 (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 50320

• Home prices YoY: -34.4%
• Active inventory: 135
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,333 high
• Mortgage (P&I): −$391
• Tax est. 1.5%: −$93 /mo · $1,117/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $538

Break-even live

Break-even rent $652

Max offer price $74,499

Occupancy floor 55%

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: $18,625
• Closing costs: $2,235
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7085 Bloomfield Rd Des Moines, IA	3.0	2.0	1216	$1,289	$1.06	14d	1	0.03mi
7438 Meadow Lands Dr Des Moines, IA	3.0	1.0–2.0	1098	$1,405	$1.28	14d	5	0.19mi
2000 Meadow Ct #212 Des Moines, IA	3.0	2.0	1200	$1,295	$1.08	14d	1	0.19mi
2000 Meadow Ct Des Moines, IA	2.0–3.0	2.0	1088	$1,295	$1.19	43d	2	0.20mi
2000 Meadow Ct #512 Des Moines, IA	3.0	2.0	1200	$1,295	$1.08	43d	1	0.22mi
2000 Meadow Ct Des Moines, IA	2.0	2.0	965	$1,175	$1.22	14d	1	0.24mi
7500 Meadowlands Dr Des Moines, IA	2.0–3.0	1.0–2.0	987	$995	$1.01	14d	6	0.26mi
802 E County Line Rd Des Moines, IA	3.0	2.0	1124	$1,289	$1.15	18d	1	0.97mi
5801 SE 24th St #47 Des Moines, IA	2.0	2.0	990	$1,195	$1.21	23d	1	0.98mi
7201 SE 5th St Des Moines, IA	1.0–2.0	1.0	749	$780	$1.04	14d	3	1.13mi
6209 SE 5th St Unit 6205-35 Des Moines, IA	2.0	1.0	900	$905	$1.01	18d	1	1.26mi
521 Hart Ave Des Moines, IA	2.0	1.0	950	$1,150	$1.21	14d	1	1.35mi

Listing history 17 events

1. 2026-06-18
   days on market $74,499 Active 230 DOM
2. 2026-06-17
   days on market $74,499 Active 229 DOM
3. 2026-06-16
   days on market $74,499 Active 228 DOM
4. 2026-06-15
   days on market $74,499 Active 227 DOM
5. 2026-06-14
   days on market $74,499 Active 225 DOM
6. 2026-06-13
   days on market $74,499 Active 224 DOM
7. 2026-06-10
   days on market $74,499 Active 222 DOM
8. 2026-06-09
   days on market $74,499 Active 221 DOM
9. 2026-06-08
   days on market $74,499 Active 220 DOM
10. 2026-06-07
    days on market $74,499 Active 219 DOM
11. 2026-06-05
    days on market $74,499 Active 216 DOM
12. 2026-06-03
    days on market $74,499 Active 215 DOM
13. 2026-06-02
    days on market $74,499 Active 214 DOM
14. 2026-06-01
    days on market $74,499 Active 213 DOM
15. 2026-05-31
    days on market $74,499 Active 212 DOM
16. 2026-05-31
    days on market $74,499 Active 211 DOM
17. 2025-10-31
    listed $74,499 Active 226-char remark

    Show marketing remark (226 chars)

    Beautiful, manufactured home, 3 bedroom and 2 bathrooms with an open floor plan. Ready for move in on 12-17-24. We are close to shopping, restaurants and schools. Come check this great home out it will not last long. Thank You

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,993
• − Mortgage interest: −$4,173
• − Property taxes: −$1,117
• − Insurance: −$372
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$2,167
• Taxable income: $5,603
• Est. tax owed @ 24.0%: −$1,345
• After-tax cash flow: $5,111/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 · 9 photos

Good 75/100 Cosmetic rehab

This manufactured home is in good condition with a good condition score of 75. It is ready for move-in and has a cosmetic rehab level. The home has a good curb appeal and interior condition, with minor updates to the exterior siding and landscaping to further enhance its value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping around the home — Improves curb appeal and enhances property value
• Both Reorganizing interior spaces — Maximizes living space and improves flow

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping around the home — Improves curb appeal and enhances property value ↑
• Both Reorganizing interior spaces — Maximizes living space and improves flow ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Des Moines Independent Community School District
• NCES district ID: 1908970
• Math proficiency: 43% ▼ -6.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $45,905
• Composite: 37.83/100
• National rank: #4331
• State rank: #289 of 289 in IA

Livability — Des Moines

• Score: 81/100
• State rank: #63
• US rank: #1432

Category grades

Amenities B Commute A+ Cost of living A+ Crime F Employment C- Housing A+ Health & safety A+ User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Des Moines, IA
• County: Polk County · 453,298 people
• City population: 203,612
• Metro: Des Moines-West Des Moines, IA
• Population (ZIP): 24,807
• Household income: $85,105
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 481.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 57% Hispanic / Latino 20% Asian 13% Black 8% Two or more races 6%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Portuguese 1% Lithuanian 1% Iranian 1%
• Foreign-born: 15% · Canada, India, Vietnam
• Languages at home: 75% English-only · Spanish 13% Other Indo-European 4% Other Asian/Pacific 4%

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: ▼ -121.39%
• Current HPI: 231.9913
• 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

1 event — show timeline

• 2025-10-31 Listed $74,499 Zillow