6255 Beechtree Dr #5308 · West Des Moines, IA 50266

$169,999

2 bd · 2.0 ba · 1,045 sqft · Condo public records · 97 Days on market

Built 2004 $163/sqft · 8% below area Est $184k · 8% under $295/mo HOA · 18% 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 +10.9/15.0
• Cash flow +8.1/30.0
• Schools +7.1/10.0
• 1% rule +4.5/10.0
• Livability +4.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Bella Centro in the heart of West Des Moines! This well-maintained 2-bedroom, 2-bath condo offers a spacious open-concept floor plan designed for both comfort and functionality. The modern layout features a living area with a gas fireplace - perfect for relaxing evenings at home. The kitchen flows into the dining and living spaces, making it ideal for everyday living. The primary suite has a large closet and an-suite bathroom. Step out to your private balcony to enjoy beautiful third-floor views with no neighbors above for added peace. Building has an elevator. Amenities include a swimming pool and secured building access. Located just blocks from restaurants, entertainment, and Jordan Creek Town Center, you'll love the easy access to everything you need. One-car garage with additional parking spaces included. Don't miss this opportunity to own a move-in ready condo in a prime location! All information obtained from seller and public record.

Key facts

• Third-floor views
• Private balcony
• Gas fireplace

Tags

• GAS FIREPLACE
• PRIVATE BALCONY
• THIRD-FLOOR VIEWS
• SECURED BUILDING ACCESS
• SWIMMING POOL
• OPEN-CONCEPT FLOOR PLAN

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-163 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (4.7% below list).
• Recommended offer: $141k (17.0% 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: amenities A+, cost of living A+, housing 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: Woodland Hills Elementary School (math 79% / reading 68%, grade A, #172 of 616 statewide, top 28%, 537 students, 24% FRL); South Middle School (math 78% / reading 77%, grade A+, #50 of 246 statewide, top 20%, 909 students, 26% FRL); Waukee High School (math 74% / reading 82%, grade A-, #53 of 336 statewide, top 16%, 1,268 students, 24% FRL).
• Market conditions: Rents rising (+1.9%/yr); 591 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 97 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $91k; list at $170k implies a 87% gain — meaningful room to come down on a strong offer.

Recommended offer $141,168 (17.0% 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 97 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.11%
• DSCR: 0.82
• GRM: 8.7

CMA / ARV

• ARV (median comp): $183,915
• List price: $169,999
• Delta: -7.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

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: $-39,462
• Equity at exit: $25,347

10-year hold

• IRR: -24.0%
• Equity multiple: -0.13×
• Total profit: $-53,846
• Equity at exit: $14,698

Cash invested: $47,600 (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 50266

• Home prices YoY: -17.5%
• Rents YoY: 1.9%
• Active inventory: 591
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,620 high
• Mortgage (P&I): −$891
• Tax from tax record: −$185 /mo · $2,224/yr
• Insurance: −$71
• HOA: −$295
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-163

Break-even live

Break-even rent $1,826

Max offer price $141,168

Occupancy floor —

Sensitivity live

Price	-10% $-67	-5% $-115	+0% $-163	+5% $-211	+10% $-259
Rent	-10% $-291	-5% $-227	+0% $-163	+5% $-99	+10% $-35
Rate	-1.0pp $-78	-0.5pp $-120	base $-163	+0.5pp $-207	+1.0pp $-252

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6565 Wistful Vista Dr West Des Moines, IA	2.0	1.0–2.0	871	$1,765	$2.03	16d	19	0.19mi
204 S 64th St West Des Moines, IA	1.0–3.0	1.0–2.5	1346	$2,195	$1.63	16d	2	0.30mi
6630 Cody Dr West Des Moines, IA	2.0	2.5	1200	$1,565	$1.30	16d	1	0.32mi
6185 Village View Dr Unit 6245-201 West Des Moines, IA	2.0	2.0	1165	$2,000	$1.72	16d	1	0.54mi
6375 Village View Dr West Des Moines, IA	1.0–2.0	1.0–2.0	900	$2,200	$2.44	16d	9	0.56mi
6814 Meadow Ct West Des Moines, IA	3.0	2.5	1462	$2,495	$1.71	23d	1	0.62mi
950 67th St #410 West Des Moines, IA	2.0	2.0	999	$1,295	$1.30	25d	1	0.78mi
7425 Wistful Vista Dr #304 West Des Moines, IA	2.0	2.0	1268	$1,875	$1.48	16d	1	0.88mi
7425 Wistful Vista Dr #802 West Des Moines, IA	2.0	1.5	1276	$1,475	$1.16	45d	1	0.88mi
360 Bridgewood Dr West Des Moines, IA	2.0	1.0–2.0	795	$1,855	$2.33	16d	21	0.95mi
950 Jordan Creek Pkwy West Des Moines, IA	1.0–2.0	1.0–2.0	1082	$3,546	$3.28	16d	37	0.98mi
210 S Prairie View Dr West Des Moines, IA	1.0–3.0	1.0–2.0	992	$1,479	$1.49	16d	27	0.99mi
238 52nd St Unit 065 West Des Moines, IA	2.0	1.0	850	$985	$1.16	45d	1	1.06mi
238 52nd St Unit 117 West Des Moines, IA	2.0	1.0	850	$960	$1.13	45d	1	1.06mi
238 52nd St Unit 61 West Des Moines, IA	2.0	2.0	850	$945	$1.11	45d	1	1.06mi
238 52nd St Unit 59 West Des Moines, IA	2.0	2.0	850	$1,025	$1.21	45d	1	1.06mi
238 52nd St Unit 36 West Des Moines, IA	2.0	2.0	850	$1,050	$1.24	45d	1	1.06mi
7171 Woodland Ave West Des Moines, IA	1.0–2.0	1.0–2.0	1085	$1,825	$1.68	16d	1	1.06mi
6455 Galleria Dr West Des Moines, IA	1.0–3.0	1.0–2.0	1048	$1,524	$1.45	16d	22	1.10mi
811 Burr Oaks Dr #1206 West Des Moines, IA	2.0	2.5	1279	$1,700	$1.33	25d	1	1.11mi
716 Knolls Ct West Des Moines, IA	3.0	2.5	1448	$2,095	$1.45	45d	1	1.16mi
5901 Vista Dr West Des Moines, IA	3.0	2.0	830	$1,269	$1.53	16d	130	1.31mi
5101 Hawthorne Dr West Des Moines, IA	2.0–3.0	2.0	1201	$1,250	$1.04	16d	4	1.32mi
8350 Ep True Pkwy #3105 West Des Moines, IA	2.0	2.0	1100	$1,450	$1.32	21d	1	1.35mi
6950 Stagecoach Dr West Des Moines, IA	2.0–3.0	2.5–3.5	1785	$1,820	$1.02	16d	20	1.40mi
4700 Ep True Pkwy West Des Moines, IA	1.0–2.0	1.0–2.0	852	$1,707	$2.00	16d	25	1.49mi

HOA detail condo

• Monthly dues: $295 · $3,540/yr
• Likely covers: gaspool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-04-27
   price $169,999 970-char remark

   Show marketing remark (970 chars)

   Welcome to Bella Centro in the heart of West Des Moines! This well-maintained 2-bedroom, 2-bath condo offers a spacious open-concept floor plan designed for both comfort and functionality. The modern layout features a living area with a gas fireplace - perfect for relaxing evenings at home. The kitchen flows into the dining and living spaces, making it ideal for everyday living. The primary suite has a large closet and an-suite bathroom. Step out to your private balcony to enjoy beautiful third-floor views with no neighbors above for added peace. Building has an elevator. Amenities include a swimming pool and secured building access. Located just blocks from restaurants, entertainment, and Jordan Creek Town Center, you'll love the easy access to everything you need. One-car garage with additional parking spaces included. Don't miss this opportunity to own a move-in ready condo in a prime location! All information obtained from seller and public record.

2. 2026-03-19
   price $175,000 970-char remark

   Show marketing remark (970 chars)

   Welcome to Bella Centro in the heart of West Des Moines! This well-maintained 2-bedroom, 2-bath condo offers a spacious open-concept floor plan designed for both comfort and functionality. The modern layout features a living area with a gas fireplace - perfect for relaxing evenings at home. The kitchen flows into the dining and living spaces, making it ideal for everyday living. The primary suite has a large closet and an-suite bathroom. Step out to your private balcony to enjoy beautiful third-floor views with no neighbors above for added peace. Building has an elevator. Amenities include a swimming pool and secured building access. Located just blocks from restaurants, entertainment, and Jordan Creek Town Center, you'll love the easy access to everything you need. One-car garage with additional parking spaces included. Don't miss this opportunity to own a move-in ready condo in a prime location! All information obtained from seller and public record.

3. 2026-02-20
   listed $179,900 Active 970-char remark

   Show marketing remark (970 chars)

   Welcome to Bella Centro in the heart of West Des Moines! This well-maintained 2-bedroom, 2-bath condo offers a spacious open-concept floor plan designed for both comfort and functionality. The modern layout features a living area with a gas fireplace - perfect for relaxing evenings at home. The kitchen flows into the dining and living spaces, making it ideal for everyday living. The primary suite has a large closet and an-suite bathroom. Step out to your private balcony to enjoy beautiful third-floor views with no neighbors above for added peace. Building has an elevator. Amenities include a swimming pool and secured building access. Located just blocks from restaurants, entertainment, and Jordan Creek Town Center, you'll love the easy access to everything you need. One-car garage with additional parking spaces included. Don't miss this opportunity to own a move-in ready condo in a prime location! All information obtained from seller and public record.

4. 2016-01-28
   soldstatus $91,000 302-char remark

   Show marketing remark (302 chars)

   Great 3rd floor Walters condo! Vaulted ceilings, fireplace, stainless appliances, full sized washer and dryer and a balcony! Best 2 bedroom layout in the complex. Security access building with an elevator. 1 car detached garage. Complex has a swimming pool. Pet restriction - 1 dog or cat up to 30 lbs.

5. 2015-09-28
   listed $91,000 302-char remark

   Show marketing remark (302 chars)

   Great 3rd floor Walters condo! Vaulted ceilings, fireplace, stainless appliances, full sized washer and dryer and a balcony! Best 2 bedroom layout in the complex. Security access building with an elevator. 1 car detached garage. Complex has a swimming pool. Pet restriction - 1 dog or cat up to 30 lbs.

6. 2014-07-07
   historical
7. 2013-08-16
   listed $93,000

ⓘ 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: $2,224 · $185/mo
• Projected year-2 tax: $2,446 · $204/mo
• Expected delta: +$222/yr (+$19/mo · 10.0%)

ⓘ 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 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: $19,435
• − Mortgage interest: −$9,523
• − Property taxes: −$2,224
• − Insurance: −$850
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − HOA: −$3,540
• − Depreciation: −$4,945
• Taxable loss: −$4,757
• Est. tax savings @ 24.0%: +$1,142
• After-tax cash flow: $-817/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

+82.8% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $169,999 DMMLS
• 2026-03-19 Price Changed $175,000 DMMLS
• 2026-02-20 Listed $179,900 DMMLS
• 2016-01-28 Sold (MLS) $91,000 DMMLS
• 2015-09-28 Listed $91,000 DMMLS
• 2014-07-07 Listing Removed — DMMLS
• 2013-08-16 Listed $93,000 DMMLS

Property tax history

+2.3%/yr

Latest (2025): $2,224 · +2.1% YoY. Source: county tax records.