2175 Ridgeview Cir · Clive, IA 50325

$189,900

2 bd · 1.5 ba · 1,213 sqft · Townhouse public records · 67 Days on market

Built 1999 $157/sqft · 7% below area Est $204k · 7% under $175/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 +10.5/15.0
• Cash flow +7.7/30.0
• Schools +7.1/10.0
• Livability +4.2/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly painted and move-in ready, this 2 bedroom, 1.5 bath END UNIT townhome in Clive offers comfortable living with private outdoor space and additional windows that provide great natural light, a benefit of the end unit location. The main level features a spacious living area with a cozy gas fireplace, a large kitchen with ample cabinetry and a generous pantry, plus a convenient half bath for guests. Upstairs you'll find two well-sized bedrooms including a large primary bedroom with a walk-in closet, second floor laundry located near both bedrooms, and a Jack and Jill bathroom shared by both bedrooms featuring a double vanity and a separate private toilet room. Enjoy the convenience of a 2 car attached garage and plenty of storage throughout the home. Major updates include a new A/C in 2023 and a new roof in 2021. The HOA covers lawn care, snow removal, and exterior maintenance for easy, low maintenance living. Very well run & well funded HOA. All information obtained from seller and public records.

Key facts

• Cozy gas fireplace
• Generous pantry
• Additional windows

Tags

• PRIVATE OUTDOOR SPACE
• ADDITIONAL WINDOWS
• COZY GAS FIREPLACE
• LARGE KITCHEN
• GENEROUS PANTRY
• SECOND FLOOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $-216 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $152k (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (15.7% below list).
• Recommended offer: $152k (20.1% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 1.8% in Clive — 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 83/100 on livability (#39 in IA, #1,021 nationally) — a professional / high-income tenant draw. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities D-, 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: 180 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $6k 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 67 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.

Recommended offer $151,682 (20.1% 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 67 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.84% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.88%
• DSCR: 0.78
• GRM: 9.9

CMA / ARV

• ARV (median comp): $203,624
• List price: $189,900
• Delta: -6.74%
• 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
2184 NW 159th St	0.02mi	2/1.5	1,234 (+2%)	1mo	$194,900	$158	95
2090 Ridgeview Cir	0.08mi	2/2.5	1,226 (+1%)	1mo	$190,000	$155	90
2162 Ridgeview Cir	0.05mi	2/1.5	1,246 (+3%)	5mo	$184,200	$148	89
2160 Ridgeview Cir	0.04mi	2/1.5	1,246 (+3%)	12mo	$187,500	$150	84
15634 Sheridan Ave	0.30mi	3/3.0 (+1)	1,350 (+11%)	3mo	$280,000	$207	53
692 SE Williams Ct	0.68mi	2/2.5	1,144 (-6%)	6mo	$227,500	$199	50
1183 SE Williams Ct	0.74mi	3/3.0 (+1)	1,232 (+2%)	11mo	$300,000	$244	42
756 SE Williams Ct	0.70mi	2/2.5	1,338 (+10%)	11mo	$220,000	$164	37
722 SE Williams Ct	0.69mi	3/3.0 (+1)	1,119 (-8%)	9mo	$265,000	$237	36
856 SE Williams Ct	0.73mi	2/2.0	1,360 (+12%)	11mo	$277,400	$204	35
687 SE Williams Ct	0.65mi	2/2.5	1,393 (+15%)	12mo	$225,000	$162	30
586 SE Williams Ct	0.66mi	2/2.5	1,393 (+15%)	12mo	$229,900	$165	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.5%
• Equity multiple: 0.16×
• Total profit: $-44,423
• Equity at exit: $28,315

10-year hold

• IRR: -19.8%
• Equity multiple: -0.05×
• Total profit: $-55,905
• Equity at exit: $16,419

Cash invested: $53,172 (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 50325

• Active inventory: 180
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$996
• Tax from tax record: −$231 /mo · $2,776/yr
• Insurance: −$79
• HOA: −$175
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-216

Break-even live

Break-even rent $1,875

Max offer price $151,682

Occupancy floor —

Sensitivity live

Price	-10% $-109	-5% $-163	+0% $-216	+5% $-270	+10% $-324
Rent	-10% $-343	-5% $-280	+0% $-216	+5% $-153	+10% $-90
Rate	-1.0pp $-121	-0.5pp $-168	base $-216	+0.5pp $-266	+1.0pp $-316

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
266 SE Boulder Ct Waukee, IA	3.0	2.0	1263	$1,750	$1.39	44d	1	0.34mi
260 SE Waco Pl Waukee, IA	3.0	2.0	1263	$1,795	$1.42	19d	1	0.44mi
1150 SE Olson Dr Waukee, IA	1.0–3.0	1.0–2.0	1076	$1,340	$1.25	14d	47	0.87mi
3504 163rd St Urbandale, IA	3.0	2.5	1454	$2,245	$1.54	19d	1	1.01mi
1400 SE Bishop Dr Waukee, IA	1.0–2.0	1.0–2.0	797	$1,358	$1.70	14d	10	1.09mi
1422 SE Emerald Dr Waukee, IA	2.0–3.0	2.0–2.5	1312	$1,575	$1.20	21d	4	1.11mi
1276 SE Brownstone Way Waukee, IA	2.0	2.5	1254	$1,700	$1.36	44d	1	1.15mi
1284 SE Brownstone Way Waukee, IA	2.0	2.5	1254	$1,700	$1.36	24d	1	1.15mi
714 NE Alice's Rd Unit 640 Waukee, IA	1.0	1.0	770	$1,100	$1.43	44d	1	1.23mi
714 NE Alice's Rd Unit 620 Waukee, IA	2.0	2.0	1095	$1,300	$1.19	44d	1	1.23mi
714 NE Alice's Rd Unit 710 Waukee, IA	2.0	2.0	990	$1,225	$1.24	44d	1	1.23mi
714 NE Alice's Rd Unit 660 Waukee, IA	2.0	2.0	990	$1,275	$1.29	44d	1	1.23mi
500 NE Horizon Dr Waukee, IA	3.0	1.0–2.0	1027	$1,352	$1.32	14d	24	1.30mi

HOA detail

• Monthly dues: $175 · $2,100/yr
• Likely covers: gaslandscapingsnow removalexterior maint.

Listing history 10 events

1. 2026-05-08
   status Active 1023-char remark

   Show marketing remark (1023 chars)

   Freshly painted and move-in ready, this 2 bedroom, 1.5 bath END UNIT townhome in Clive offers comfortable living with private outdoor space and additional windows that provide great natural light, a benefit of the end unit location. The main level features a spacious living area with a cozy gas fireplace, a large kitchen with ample cabinetry and a generous pantry, plus a convenient half bath for guests. Upstairs you'll find two well-sized bedrooms including a large primary bedroom with a walk-in closet, second floor laundry located near both bedrooms, and a Jack and Jill bathroom shared by both bedrooms featuring a double vanity and a separate private toilet room. Enjoy the convenience of a 2 car attached garage and plenty of storage throughout the home. Major updates include a new A/C in 2023 and a new roof in 2021. The HOA covers lawn care, snow removal, and exterior maintenance for easy, low maintenance living. Very well run & well funded HOA. All information obtained from seller and public records.

2. 2026-05-07
   status Pending 1023-char remark

   Show marketing remark (1023 chars)

   Freshly painted and move-in ready, this 2 bedroom, 1.5 bath END UNIT townhome in Clive offers comfortable living with private outdoor space and additional windows that provide great natural light, a benefit of the end unit location. The main level features a spacious living area with a cozy gas fireplace, a large kitchen with ample cabinetry and a generous pantry, plus a convenient half bath for guests. Upstairs you'll find two well-sized bedrooms including a large primary bedroom with a walk-in closet, second floor laundry located near both bedrooms, and a Jack and Jill bathroom shared by both bedrooms featuring a double vanity and a separate private toilet room. Enjoy the convenience of a 2 car attached garage and plenty of storage throughout the home. Major updates include a new A/C in 2023 and a new roof in 2021. The HOA covers lawn care, snow removal, and exterior maintenance for easy, low maintenance living. Very well run & well funded HOA. All information obtained from seller and public records.

3. 2026-03-19
   price $189,900 1023-char remark

   Show marketing remark (1023 chars)

   Freshly painted and move-in ready, this 2 bedroom, 1.5 bath END UNIT townhome in Clive offers comfortable living with private outdoor space and additional windows that provide great natural light, a benefit of the end unit location. The main level features a spacious living area with a cozy gas fireplace, a large kitchen with ample cabinetry and a generous pantry, plus a convenient half bath for guests. Upstairs you'll find two well-sized bedrooms including a large primary bedroom with a walk-in closet, second floor laundry located near both bedrooms, and a Jack and Jill bathroom shared by both bedrooms featuring a double vanity and a separate private toilet room. Enjoy the convenience of a 2 car attached garage and plenty of storage throughout the home. Major updates include a new A/C in 2023 and a new roof in 2021. The HOA covers lawn care, snow removal, and exterior maintenance for easy, low maintenance living. Very well run & well funded HOA. All information obtained from seller and public records.

4. 2026-03-13
   listed $199,000 Active 1023-char remark

   Show marketing remark (1023 chars)

   Freshly painted and move-in ready, this 2 bedroom, 1.5 bath END UNIT townhome in Clive offers comfortable living with private outdoor space and additional windows that provide great natural light, a benefit of the end unit location. The main level features a spacious living area with a cozy gas fireplace, a large kitchen with ample cabinetry and a generous pantry, plus a convenient half bath for guests. Upstairs you'll find two well-sized bedrooms including a large primary bedroom with a walk-in closet, second floor laundry located near both bedrooms, and a Jack and Jill bathroom shared by both bedrooms featuring a double vanity and a separate private toilet room. Enjoy the convenience of a 2 car attached garage and plenty of storage throughout the home. Major updates include a new A/C in 2023 and a new roof in 2021. The HOA covers lawn care, snow removal, and exterior maintenance for easy, low maintenance living. Very well run & well funded HOA. All information obtained from seller and public records.

5. 2021-07-16
   soldstatus $173,000
6. 2021-07-15
   soldstatus $172,600 Closed 498-char remark

   Show marketing remark (498 chars)

   Worry free and low maintenance living in a great location right off Hickman Rd. This plan has 2 bedrooms, 1.5 bathrooms, 2nd floor laundry near bedrooms, large eat in kitchen, pantry, fireplace in the living area and a 2 car attached garage. On the main floor you have spacious living area, large kitchen, half bath and exit to garage. Upstairs is laundry, 2 large bedrooms and a full bathroom. This home is an end unit with a private patio. All information obtained from seller and public records.

7. 2021-05-11
   historical 498-char remark

   Show marketing remark (498 chars)

   Worry free and low maintenance living in a great location right off Hickman Rd. This plan has 2 bedrooms, 1.5 bathrooms, 2nd floor laundry near bedrooms, large eat in kitchen, pantry, fireplace in the living area and a 2 car attached garage. On the main floor you have spacious living area, large kitchen, half bath and exit to garage. Upstairs is laundry, 2 large bedrooms and a full bathroom. This home is an end unit with a private patio. All information obtained from seller and public records.

8. 2021-05-10
   listed $174,000 498-char remark

   Show marketing remark (498 chars)

   Worry free and low maintenance living in a great location right off Hickman Rd. This plan has 2 bedrooms, 1.5 bathrooms, 2nd floor laundry near bedrooms, large eat in kitchen, pantry, fireplace in the living area and a 2 car attached garage. On the main floor you have spacious living area, large kitchen, half bath and exit to garage. Upstairs is laundry, 2 large bedrooms and a full bathroom. This home is an end unit with a private patio. All information obtained from seller and public records.

9. 2013-04-08
   soldstatus $112,100
10. 2007-08-24
    soldstatus $119,000

ⓘ 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: $2,776 · $231/mo
• Projected year-2 tax: $2,879 · $240/mo
• Expected delta: +$103/yr (+$9/mo · 3.7%)

ⓘ 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: $19,215
• − Mortgage interest: −$10,637
• − Property taxes: −$2,776
• − Insurance: −$950
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − HOA: −$2,100
• − Depreciation: −$5,524
• Taxable loss: −$5,847
• Est. tax savings @ 24.0%: +$1,403
• After-tax cash flow: $-1,193/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 — Clive

• Score: 83/100
• State rank: #39
• US rank: #1021

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clive, IA
• City population: 18,776
• Population (ZIP): 18,776

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 12% Two or more races 5% Black 5% Asian 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 6% Iranian 2% Slovak 2%
• Foreign-born: 15% · Canada, Philippines, Jamaica
• Languages at home: 80% English-only · Spanish 10% Russian/Polish/Slavic 3% Chinese 1%

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: ▼ -112.41%
• Current HPI: 205.8441
• Rent YoY: —
• Metro: —
• 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

+59.6% since first listed

10 events — show timeline

• 2026-05-08 Relisted — DMMLS
• 2026-05-07 Pending — DMMLS
• 2026-03-19 Price Changed $189,900 DMMLS
• 2026-03-13 Listed $199,000 DMMLS
• 2021-07-16 Sold (Public Records) $173,000 Public Records
• 2021-07-15 Sold (MLS) $172,600 DMMLS
• 2021-05-11 Listing Removed — DMMLS
• 2021-05-10 Listed $174,000 DMMLS
• 2013-04-08 Sold (Public Records) $112,100 Public Records
• 2007-08-24 Sold (Public Records) $119,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,776 · +2.1% YoY. Source: county tax records.