6285 Wistful Vista Dr · West Des Moines, IA 50266

$262,000

3 bd · 2.5 ba · 2,025 sqft · Townhouse public records · 63 Days on market

Built 2011 1,505 sqft lot $129/sqft · 26% below area Est $288k · 9% under $255/mo HOA · 11% 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 +11.6/15.0
• Cash flow +8.1/30.0
• Schools +7.1/10.0
• Livability +4.4/5.0
• 1% rule +3.8/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

You must see this move-in ready, 2-story townhome in WDM with attached 2-car garage and over 2000 square feet of living space including a basement waiting to be utilized. The first floor offers an open concept flow with the living room, kitchen and dining room, as well as a half-bath. Upstairs you will find 3 bedrooms and a laundry room, the large primary with an en suite and walk-in closet. INVESTOR SPECIAL as this unit can be rented or used as an AirBNB from day 1. Close to shopping, restaurants, schools and the interstate, Come check it out today.

Key facts

• 2 story townhome
• Open 1st floor
• Main suite

Tags

• 2 STORY TOWNHOME
• OPEN 1ST FLOOR
• 2ND FLOOR LAUNDRY
• MAIN SUITE
• WALK-IN CLOSET
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $262k.

Deal economics

• At list price, monthly cash flow is $-256 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (12.4% below list).
• Recommended offer: $217k (17.2% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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: schools A+, amenities A+, cost of living 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.
• Market conditions: Rents rising (+1.9%/yr); 583 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,503 units permitted in Dallas County in 2024 (630 in 5+ unit buildings).
• This rent runs 32% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Dallas County population projected at +74% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $176k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $216,862 (17.2% 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 63 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.88% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.18%
• DSCR: 0.81
• GRM: 9.5

CMA / ARV

• ARV (median comp): $288,236
• List price: $262,000
• Delta: -9.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Cambridge Dr	0.12mi	4/3.0 (+1)	1,797 (-11%)	1mo	$415,000	$231	68
221 64th St	0.15mi	3/2.0	1,797 (-11%)	11mo	$340,500	$189	63
6345 Wistful Vista Dr	0.04mi	3/2.5	1,750 (-14%)	15mo	$285,000	$163	63
193 63rd St #20107	0.07mi	3/2.5	1,722 (-15%)	11mo	$277,000	$161	63
6374 Beechtree Dr	0.17mi	3/2.5	1,722 (-15%)	7mo	$280,000	$163	61
6303 Wistful Vista Dr	0.01mi	3/2.5	1,749 (-14%)	23mo	$275,000	$157	57
645 65th Pl #181	0.57mi	2/2.5 (-1)	1,917 (-5%)	9mo	$310,000	$162	52
668 58th St #4	0.74mi	2/2.5 (-1)	1,776 (-12%)	11mo	$409,000	$230	31
645 65th Pl #147	0.57mi	3/3.5	1,791 (-12%)	24mo	$475,500	$265	30

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -24.6%
• Equity multiple: 0.17×
• Total profit: $-60,959
• Equity at exit: $39,065

10-year hold

• IRR: -23.9%
• Equity multiple: -0.13×
• Total profit: $-82,983
• Equity at exit: $22,653

Cash invested: $73,360 (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 50266

• Home prices YoY: -17.5%
• Rents YoY: 1.9%
• Active inventory: 583
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,295 high
• Mortgage (P&I): −$1,374
• Tax from tax record: −$331 /mo · $3,968/yr
• Insurance: −$109
• HOA: −$255
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-256

Break-even live

Break-even rent $2,619

Max offer price $216,862

Occupancy floor —

Sensitivity live

Price	-10% $-107	-5% $-181	+0% $-256	+5% $-330	+10% $-404
Rent	-10% $-437	-5% $-346	+0% $-256	+5% $-165	+10% $-74
Rate	-1.0pp $-124	-0.5pp $-189	base $-256	+0.5pp $-323	+1.0pp $-392

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: $65,500
• Closing costs: $7,860
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 S 64th St West Des Moines, IA	1.0–3.0	1.0–2.5	1346	$2,790	$2.07	14d	2	0.16mi
549 S Soapstone Way West Des Moines, IA	3.0	3.0–4.0	2050	$2,921	$1.42	14d	20	0.51mi
5544 S Prairie View Dr Unit NA West Des Moines, IA	3.0	2.5	2041	$2,275	$1.11	14d	1	0.72mi
5544 S Prairie View Dr West Des Moines, IA	3.0	2.5	2041	$2,275	$1.11	24d	1	0.72mi
7144 Cody Dr West Des Moines, IA	2.0	3.0	2746	$1,900	$0.69	44d	1	0.77mi
6814 Meadow Ct West Des Moines, IA	3.0	2.5	1462	$2,495	$1.71	21d	1	0.79mi
6455 Galleria Dr West Des Moines, IA	1.0–3.0	1.0–2.0	1048	$1,831	$1.75	14d	22	0.97mi
716 Knolls Ct West Des Moines, IA	3.0	2.5	1448	$2,095	$1.45	44d	1	1.15mi
6950 Stagecoach Dr West Des Moines, IA	2.0–3.0	2.5–3.5	1785	$2,585	$1.45	14d	20	1.30mi
5699 Vista Dr West Des Moines, IA	3.0	2.5	1870	$1,872	$1.00	14d	6	1.48mi

HOA detail

• Monthly dues: $255 · $3,060/yr

Listing history 26 events

1. 2026-06-18
   days on market $262,000 Active 63 DOM
2. 2026-06-17
   days on market $262,000 Active 62 DOM
3. 2026-06-16
   days on market $262,000 Active 61 DOM
4. 2026-06-15
   days on market $262,000 Active 60 DOM
5. 2026-06-14
   days on market $262,000 Active 58 DOM
6. 2026-06-13
   days on market $262,000 Active 57 DOM
7. 2026-06-10
   days on market $262,000 Active 55 DOM
8. 2026-06-09
   days on market $262,000 Active 54 DOM
9. 2026-06-08
   days on market $262,000 Active 53 DOM
10. 2026-06-07
    days on market $262,000 Active 52 DOM
11. 2026-06-05
    days on market $262,000 Active 49 DOM
12. 2026-06-03
    days on market $262,000 Active 48 DOM
13. 2026-06-02
    days on market $262,000 Active 47 DOM
14. 2026-06-01
    days on market $262,000 Active 46 DOM
15. 2026-05-31
    days on market $262,000 Active 45 DOM
16. 2026-05-31
    days on market $262,000 Active 44 DOM
17. 2026-05-06
    price $262,000 556-char remark

    Show marketing remark (556 chars)

    You must see this move-in ready, 2-story townhome in WDM with attached 2-car garage and over 2000 square feet of living space including a basement waiting to be utilized. The first floor offers an open concept flow with the living room, kitchen and dining room, as well as a half-bath. Upstairs you will find 3 bedrooms and a laundry room, the large primary with an en suite and walk-in closet. INVESTOR SPECIAL as this unit can be rented or used as an AirBNB from day 1. Close to shopping, restaurants, schools and the interstate, Come check it out today.

18. 2026-04-16
    listed $269,000 Active 556-char remark

    Show marketing remark (556 chars)

    You must see this move-in ready, 2-story townhome in WDM with attached 2-car garage and over 2000 square feet of living space including a basement waiting to be utilized. The first floor offers an open concept flow with the living room, kitchen and dining room, as well as a half-bath. Upstairs you will find 3 bedrooms and a laundry room, the large primary with an en suite and walk-in closet. INVESTOR SPECIAL as this unit can be rented or used as an AirBNB from day 1. Close to shopping, restaurants, schools and the interstate, Come check it out today.

19. 2026-04-09
    historical
20. 2026-03-06
    status Active
21. 2026-01-30
    status Pending
22. 2025-12-19
    price $270,000
23. 2025-10-27
    price $273,000
24. 2025-10-09
    listed $275,000 Active
25. 2011-12-15
    soldstatus $176,492
26. 2011-06-24
    listed $172,900

ⓘ 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: $3,968 · $331/mo
• Projected year-2 tax: $4,041 · $337/mo
• Expected delta: +$73/yr (+$6/mo · 1.8%)

ⓘ 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: $27,543
• − Mortgage interest: −$14,676
• − Property taxes: −$3,968
• − Insurance: −$1,310
• − Repairs & maintenance: −$2,203
• − Management: −$2,203
• − HOA: −$3,060
• − Depreciation: −$7,622
• Taxable loss: −$7,499
• Est. tax savings @ 24.0%: +$1,800
• After-tax cash flow: $-1,266/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 — 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: Dallas County · 77,082 people
• City population: 71,011
• Metro: Des Moines-West Des Moines, IA
• Population (ZIP): 37,523
• Household income: $87,025
• Rent vs Own: 50.2% rent · 49.8% own
• Severe rent burden: 1561.0

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 (80%)
• Race & ethnicity: White 80% Asian 8% Two or more races 6% Hispanic / Latino 5% Black 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 5% Italian 3% Iranian 2%
• Foreign-born: 12% · Canada, South Korea, Vietnam
• Languages at home: 86% English-only · Spanish 4% Other Asian/Pacific 3% Other Indo-European 2%

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: ▼ -43.24%
• Current HPI: 203.6979
• Rent YoY: ▲ 1.94%
• 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

+51.5% since first listed

10 events — show timeline

• 2026-05-06 Price Changed $262,000 DMMLS
• 2026-04-16 Listed $269,000 DMMLS
• 2026-04-09 Listing Removed — DMMLS
• 2026-03-06 Relisted — DMMLS
• 2026-01-30 Pending — DMMLS
• 2025-12-19 Price Changed $270,000 DMMLS
• 2025-10-27 Price Changed $273,000 DMMLS
• 2025-10-09 Listed $275,000 DMMLS
• 2011-12-15 Sold (MLS) $176,492 DMMLS
• 2011-06-24 Listed $172,900 DMMLS

Property tax history

+2.4%/yr

Latest (2025): $3,968 · +2.1% YoY. Source: county tax records.