5247 Dakota Dr · West Des Moines, IA 50265

$138,900

3 bd · 1.5 ba · 1,008 sqft · Townhouse public records · 137 Days on market

Built 1984 504 sqft lot $138/sqft · at area comps Est $143k · at est. $300/mo HOA · 20% 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).

• Cash flow +12.0/30.0
• ARV discount +8.9/15.0
• 1% rule +6.0/10.0
• Schools +6.0/10.0
• Livability +4.4/5.0
• DSCR +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled townhome in a highly desirable West Des Moines neighborhood! The main level features a nice size kitchen, inviting living room with fireplace, convenient half bath, and access to a private deck perfect for relaxing or entertaining. Upstairs offers 2 comfortable bedrooms and a full bathroom. Plenty of storage throughout, attached garage, and a fantastic location close to shopping, dining, parks, and more!

Key facts

• $300 HOA
• Garage
• Built 1984

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $139k.

Deal economics

• At list price, monthly cash flow is $-34 ($-409/yr) — negative.
• To cash-flow at today's rent, offer at most $133k (4.3% below list).
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $122k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 2.5% in West 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 87/100 on livability (#11 in IA, #336 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: commute F.
• West Des Moines Community School District (urban): math 66% / reading 71% proficiency, ranked #133 of 289 in IA (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Crossroads Park Elementary School (math 72% / reading 72%, grade A-, #181 of 616 statewide, top 34%, 521 students, 33% FRL); Indian Hills Junior High School (math 65% / reading 72%, grade A, #126 of 246 statewide, top 53%, 696 students, 45% FRL); Valley High School (math 71% / reading 81%, grade A-, #75 of 336 statewide, top 23%, 2,152 students, 36% FRL).
• Market conditions: Rents soft (-0.2%/yr); 297 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $960 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $139k implies a 63% gain — meaningful room to come down on a strong offer.

Recommended offer $122,232 (12.0% 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 137 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.10% ✓
• Cap rate: 6.00%
• Cash-on-cash: -1.05%
• DSCR: 0.95
• GRM: 7.5

CMA / ARV

• ARV (median comp): $143,196
• List price: $138,900
• Delta: -3.00%
• 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
5255 Dakota Dr	0.03mi	2/1.5 (-1)	1,008 (0%)	1mo	$154,000	$153	93
5242 Dakota Dr	0.05mi	2/1.5 (-1)	1,008 (0%)	7mo	$129,900	$129	86
5220 Boulder Dr #8	0.13mi	2/2.0 (-1)	898 (-11%)	3mo	$138,000	$154	66
259 52nd St	0.45mi	2/1.5 (-1)	1,080 (+7%)	2mo	$196,500	$182	60
1070 50th St Unit 4E	0.63mi	2/1.5 (-1)	1,036 (+3%)	2mo	$167,000	$161	60
1070 50th St Unit 10E	0.63mi	2/1.5 (-1)	1,080 (+7%)	0mo	$194,500	$180	54
1070 50th St Unit 5C	0.63mi	2/1.5 (-1)	1,036 (+3%)	9mo	$187,085	$181	53
1070 50th St Unit 2C	0.63mi	2/2.5 (-1)	1,080 (+7%)	1mo	$183,500	$170	49
1220 49th St #5	0.75mi	2/2.0 (-1)	1,081 (+7%)	2mo	$149,900	$139	44
1168 49th St #1	0.75mi	2/2.0 (-1)	1,152 (+14%)	0mo	$162,000	$141	34
1100 50th St #2002	0.73mi	2/2.0 (-1)	1,142 (+13%)	9mo	$152,500	$134	29
1108 49th St #1	0.72mi	2/2.0 (-1)	1,152 (+14%)	8mo	$170,000	$148	29

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.25×
• Total profit: $-28,978
• Equity at exit: $20,710

10-year hold

• IRR: -31.5%
• Equity multiple: -0.15×
• Total profit: $-44,602
• Equity at exit: $12,010

Cash invested: $38,892 (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 50265

• Rents YoY: -0.2%
• Active inventory: 297
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,535 high
• Mortgage (P&I): −$728
• Tax from tax record: −$160 /mo · $1,924/yr
• Insurance: −$58
• HOA: −$300
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-34

Break-even live

Break-even rent $1,578

Max offer price $132,878

Occupancy floor 97%

Sensitivity live

Price	-10% $45	-5% $5	+0% $-34	+5% $-73	+10% $-113
Rent	-10% $-155	-5% $-95	+0% $-34	+5% $27	+10% $87
Rate	-1.0pp $36	-0.5pp $1	base $-34	+0.5pp $-70	+1.0pp $-107

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: $34,725
• Closing costs: $4,167
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
716 Knolls Ct West Des Moines, IA	3.0	2.5	1448	$2,095	$1.45	45d	1	0.12mi
238 52nd St Unit 61 West Des Moines, IA	2.0	2.0	850	$945	$1.11	45d	1	0.43mi
238 52nd St Unit 117 West Des Moines, IA	2.0	1.0	850	$960	$1.13	45d	1	0.43mi
238 52nd St Unit 36 West Des Moines, IA	2.0	2.0	850	$1,050	$1.24	45d	1	0.43mi
238 52nd St Unit 065 West Des Moines, IA	2.0	1.0	850	$985	$1.16	45d	1	0.43mi
238 52nd St Unit 59 West Des Moines, IA	2.0	2.0	850	$1,025	$1.21	45d	1	0.43mi
4700 Ep True Pkwy West Des Moines, IA	1.0–2.0	1.0–2.0	852	$1,707	$2.00	16d	25	0.67mi
4957 Woodland Ave Unit 20 West Des Moines, IA	2.0	1.0	865	$1,200	$1.39	45d	1	0.69mi
1120 49th St #4 West Des Moines, IA	2.0	2.0	1152	$1,500	$1.30	25d	1	0.72mi
210 S Prairie View Dr West Des Moines, IA	1.0–3.0	1.0–2.0	992	$1,709	$1.72	16d	27	0.91mi
4001 EP True Pkwy West Des Moines, IA	2.0	2.0	950	$1,250	$1.32	25d	3	1.00mi
1340 42nd St West Des Moines, IA	1.0–3.0	1.0–2.0	1125	$1,145	$1.02	16d	15	1.03mi
5101 Hawthorne Dr West Des Moines, IA	2.0–3.0	2.0	1201	$1,539	$1.28	15d	4	1.03mi
5901 Vista Dr West Des Moines, IA	3.0	2.0	830	$1,476	$1.78	16d	130	1.04mi
6630 Cody Dr West Des Moines, IA	2.0	2.5	1200	$1,565	$1.30	16d	1	1.19mi
3861 Woodland Ave West Des Moines, IA	1.0–2.0	1.0–2.0	844	$1,199	$1.42	16d	15	1.24mi
204 S 64th St West Des Moines, IA	1.0–3.0	1.0–2.5	1346	$2,790	$2.07	16d	2	1.30mi
6185 Village View Dr Unit 6245-201 West Des Moines, IA	2.0	2.0	1165	$2,000	$1.72	16d	1	1.35mi
320 34th St West Des Moines, IA	4.0	2.5	1143	$2,295	$2.01	45d	1	1.36mi
950 67th St #410 West Des Moines, IA	2.0	2.0	999	$1,295	$1.30	25d	1	1.36mi
6565 Wistful Vista Dr West Des Moines, IA	2.0	1.0–2.0	871	$1,765	$2.03	16d	19	1.37mi
6814 Meadow Ct West Des Moines, IA	3.0	2.5	1462	$2,495	$1.71	22d	1	1.37mi
6375 Village View Dr West Des Moines, IA	1.0–2.0	1.0–2.0	900	$2,200	$2.44	15d	9	1.47mi

HOA detail

• Monthly dues: $300 · $3,600/yr

Listing history 27 events

1. 2026-06-22
   days on market $138,900 Active 137 DOM
2. 2026-06-18
   days on market $138,900 Active 134 DOM
3. 2026-06-17
   days on market $138,900 Active 133 DOM
4. 2026-06-16
   days on market $138,900 Active 132 DOM
5. 2026-06-15
   price $138,900 Active 131 DOM
6. 2026-06-15
   days on market $139,900 Active 131 DOM
7. 2026-06-14
   days on market $139,900 Active 129 DOM
8. 2026-06-10
   days on market $139,900 Active 126 DOM
9. 2026-06-09
   days on market $139,900 Active 125 DOM
10. 2026-06-08
    days on market $139,900 Active 124 DOM
11. 2026-06-07
    days on market $139,900 Active 123 DOM
12. 2026-06-03
    days on market $139,900 Active 119 DOM
13. 2026-06-02
    days on market $139,900 Active 118 DOM
14. 2026-06-01
    days on market $139,900 Active 117 DOM
15. 2026-05-31
    days on market $139,900 Active 116 DOM
16. 2026-05-31
    days on market $139,900 Active 115 DOM
17. 2026-05-06
    price $139,900 428-char remark

    Show marketing remark (428 chars)

    Completely remodeled townhome in a highly desirable West Des Moines neighborhood! The main level features a nice size kitchen, inviting living room with fireplace, convenient half bath, and access to a private deck perfect for relaxing or entertaining. Upstairs offers 2 comfortable bedrooms and a full bathroom. Plenty of storage throughout, attached garage, and a fantastic location close to shopping, dining, parks, and more!

18. 2026-05-04
    price $143,900 428-char remark

    Show marketing remark (428 chars)

    Completely remodeled townhome in a highly desirable West Des Moines neighborhood! The main level features a nice size kitchen, inviting living room with fireplace, convenient half bath, and access to a private deck perfect for relaxing or entertaining. Upstairs offers 2 comfortable bedrooms and a full bathroom. Plenty of storage throughout, attached garage, and a fantastic location close to shopping, dining, parks, and more!

19. 2026-04-23
    price $144,900 428-char remark

    Show marketing remark (428 chars)

    Completely remodeled townhome in a highly desirable West Des Moines neighborhood! The main level features a nice size kitchen, inviting living room with fireplace, convenient half bath, and access to a private deck perfect for relaxing or entertaining. Upstairs offers 2 comfortable bedrooms and a full bathroom. Plenty of storage throughout, attached garage, and a fantastic location close to shopping, dining, parks, and more!

20. 2026-04-16
    price $147,900 428-char remark

    Show marketing remark (428 chars)

    Completely remodeled townhome in a highly desirable West Des Moines neighborhood! The main level features a nice size kitchen, inviting living room with fireplace, convenient half bath, and access to a private deck perfect for relaxing or entertaining. Upstairs offers 2 comfortable bedrooms and a full bathroom. Plenty of storage throughout, attached garage, and a fantastic location close to shopping, dining, parks, and more!

21. 2026-03-11
    price $148,900 428-char remark

    Show marketing remark (428 chars)

    Completely remodeled townhome in a highly desirable West Des Moines neighborhood! The main level features a nice size kitchen, inviting living room with fireplace, convenient half bath, and access to a private deck perfect for relaxing or entertaining. Upstairs offers 2 comfortable bedrooms and a full bathroom. Plenty of storage throughout, attached garage, and a fantastic location close to shopping, dining, parks, and more!

22. 2026-02-28
    price $154,900 428-char remark

    Show marketing remark (428 chars)

    Completely remodeled townhome in a highly desirable West Des Moines neighborhood! The main level features a nice size kitchen, inviting living room with fireplace, convenient half bath, and access to a private deck perfect for relaxing or entertaining. Upstairs offers 2 comfortable bedrooms and a full bathroom. Plenty of storage throughout, attached garage, and a fantastic location close to shopping, dining, parks, and more!

23. 2026-02-04
    listed $149,900 Active 428-char remark

    Show marketing remark (428 chars)

    Completely remodeled townhome in a highly desirable West Des Moines neighborhood! The main level features a nice size kitchen, inviting living room with fireplace, convenient half bath, and access to a private deck perfect for relaxing or entertaining. Upstairs offers 2 comfortable bedrooms and a full bathroom. Plenty of storage throughout, attached garage, and a fantastic location close to shopping, dining, parks, and more!

24. 2015-11-03
    soldstatus $85,000
25. 2015-10-30
    soldstatus $85,000 595-char remark

    Show marketing remark (595 chars)

    Don't miss a great opportunity to own this spacious end unit Condo in a private neighborhood. The location is perfect for easy access to downtown, Jordan Creek Mall & I-235. This home features fresh paint throughout, newer Furnace/AC replaced in the last 3 yrs, Newer appliances, including washer & dryer will all stay with the home. This condo is bright, cheery & has spacious bedrooms & baths. With this condo comes 1 parking spot in a 2 car shared garage. This condo also features it's own storage space & private patio space. Call today to view this great home!

26. 2015-08-03
    listed $87,000 595-char remark

    Show marketing remark (595 chars)

    Don't miss a great opportunity to own this spacious end unit Condo in a private neighborhood. The location is perfect for easy access to downtown, Jordan Creek Mall & I-235. This home features fresh paint throughout, newer Furnace/AC replaced in the last 3 yrs, Newer appliances, including washer & dryer will all stay with the home. This condo is bright, cheery & has spacious bedrooms & baths. With this condo comes 1 parking spot in a 2 car shared garage. This condo also features it's own storage space & private patio space. Call today to view this great home!

27. 2004-08-31
    soldstatus $94,000

ⓘ 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: $1,924 · $160/mo
• Projected year-2 tax: $2,052 · $171/mo
• Expected delta: +$128/yr (+$11/mo · 6.7%)

ⓘ 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 1/10 Low
• 🌡 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: $18,418
• − Mortgage interest: −$7,781
• − Property taxes: −$1,924
• − Insurance: −$694
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − HOA: −$3,600
• − Depreciation: −$4,041
• Taxable loss: −$2,569
• Est. tax savings @ 24.0%: +$616
• After-tax cash flow: $207/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: West Des Moines Community School District
• NCES district ID: 1930930
• Math proficiency: 66% ▼ -9.00%
• Reading proficiency: 71% ▬ 0.00%
• Median HH income: $69,043
• Composite: 59.93/100
• National rank: #878
• State rank: #133 of 289 in IA

Livability — West Des Moines

• Score: 87/100
• State rank: #11
• US rank: #336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Des Moines, IA
• County: Polk County · 453,298 people
• City population: 71,011
• Metro: Des Moines-West Des Moines, IA
• Population (ZIP): 33,488
• Household income: $85,915
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 741.0

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: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 7% Two or more races 7% Asian 6% Black 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 4% Italian 3% Iranian 2%
• Foreign-born: 10% · Canada, Vietnam, South Korea
• Languages at home: 87% English-only · Spanish 5% Other Asian/Pacific 2% Chinese 1%

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: ▼ -206.46%
• Current HPI: 220.1776
• Rent YoY: ▼ -0.21%
• 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

+48.8% since first listed

11 events — show timeline

• 2026-05-06 Price Changed $139,900 DMMLS
• 2026-05-04 Price Changed $143,900 DMMLS
• 2026-04-23 Price Changed $144,900 DMMLS
• 2026-04-16 Price Changed $147,900 DMMLS
• 2026-03-11 Price Changed $148,900 DMMLS
• 2026-02-28 Price Changed $154,900 DMMLS
• 2026-02-04 Listed $149,900 DMMLS
• 2015-11-03 Sold (Public Records) $85,000 Public Records
• 2015-10-30 Sold (MLS) $85,000 DMMLS
• 2015-08-03 Listed $87,000 DMMLS
• 2004-08-31 Sold (Public Records) $94,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,924 · +2.3% YoY. Source: county tax records.