1365 SE Parkview Crossing Dr · Waukee, IA 50263

$320,000

4 bd · 3.0 ba · 1,615 sqft · Other public records · 35 Days on market

Built 2021 4,792 sqft lot $17/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.1/30.0
• Schools +7.1/10.0
• Livability +4.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Destiny Homes presents the Monterey floor plan in Waukee's Landing at Kettlestone development. This two story plan features 4 bedrooms, 3 baths, and more than 1500 square feet of finished space. The zero entry main level features bedroom number 4, full bath, and coat closet. The upper level hosts the large, open concept living room, kitchen/dining area. Kitchen features quartz countertops, hardware, and a great pantry. Master suite, two additional bedrooms, two baths, and laundry are on the upper level. There is a long list of standard features not often found at this price point, including Hardie siding, electric fireplace, energy efficiency, SMART Home Automation, and 2x6 construction. Ask about $2,000 in closing costs provided by preferred lender.

Key facts

• Eat-in area
• Quartz counters
• White cabinets

Tags

• LVP FLOORING
• QUARTZ COUNTERS
• ELECTRIC FIREPLACE
• SS APPLIANCES
• WHITE CABINETS
• EAT-IN AREA

Property features AI

Finance

• HOA & community: Homeowners association (Kettlestone HOA; managed by Crown Property Mgmt) with an annual fee of $200

Exterior

• Parking: Attached two-car garage
• Security: Fire alarm; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Two-story home; Built by Destiny
• Construction: Cement siding; Asphalt shingle roof; Poured slab foundation
• Exterior features: Deck; Rectangular lot; Concrete road surface

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stove
• Bedrooms: One main-level bedroom
• Flooring: Carpet; Tile
• Bathrooms: Two full bathrooms; One three-quarter bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Eat-in kitchen; Window treatments; Electric fireplace (1)
• Laundry & utility: Laundry on upper level; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $320k.

Deal economics

• At list price, monthly cash flow is $-461 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (25.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (29.1% below list).
• Recommended offer: $227k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.0% in Waukee — 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 84/100 on livability (#22 in IA, #682 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, 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: Maple Grove Elementary School (math 83% / reading 78%, grade A+, #64 of 616 statewide, top 10%, 439 students, 34% 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) — zoned schools average 28% FRL vs 11% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.8%/yr); 891 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $2k of loan paydown is wiped out by about $10k 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 35 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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 $275k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $226,867 (29.1% 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 35 days. Have you received any prior offers? Is the seller open to a 29% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 4.56%
• Cash-on-cash: -6.18%
• DSCR: 0.73
• GRM: 11.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -28.3%
• Equity multiple: 0.06×
• Total profit: $-83,830
• Equity at exit: $47,713

10-year hold

• IRR: -32.6%
• Equity multiple: -0.35×
• Total profit: $-121,245
• Equity at exit: $27,668

Cash invested: $89,600 (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 50263

• Rents YoY: 1.8%
• Active inventory: 891
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,269 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$425 /mo · $5,100/yr
• Insurance: −$133
• HOA: −$17
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-461

Break-even live

Break-even rent $2,852

Max offer price $238,529

Occupancy floor —

Sensitivity live

Price	-10% $-280	-5% $-371	+0% $-461	+5% $-552	+10% $-642
Rent	-10% $-640	-5% $-551	+0% $-461	+5% $-372	+10% $-282
Rate	-1.0pp $-300	-0.5pp $-380	base $-461	+0.5pp $-544	+1.0pp $-628

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
730 SE Booth Ave Waukee, IA	4.0	2.5	2163	$2,600	$1.20	16d	1	0.10mi
1325 SE Centennial Pkwy Waukee, IA	2.0–3.0	2.0	1358	$2,561	$1.89	16d	9	0.45mi
207 SE Booth Ave Unit 207 Waukee, IA	3.0	3.0	2000	$2,250	$1.12	25d	1	0.53mi
1422 SE Emerald Dr Waukee, IA	2.0–3.0	2.0–2.5	1312	$1,800	$1.37	23d	4	0.53mi
1150 SE Olson Dr Waukee, IA	1.0–3.0	1.0–2.0	1076	$1,531	$1.42	16d	47	0.60mi
1695 SE Olson Dr Waukee, IA	4.0	3.0	1739	$2,495	$1.43	16d	1	1.00mi
425 SE Waco Pl Waukee, IA	3.0	2.5	1816	$2,250	$1.24	23d	1	1.01mi
1860 Brodie St Waukee, IA	4.0	2.5	1589	$2,475	$1.56	16d	1	1.03mi
200 Corene Ave Waukee, IA	4.0	2.0	1410	$1,995	$1.41	21d	1	1.06mi
260 SE Waco Pl Waukee, IA	3.0	2.0	1263	$1,795	$1.42	21d	1	1.09mi
266 SE Boulder Ct Waukee, IA	3.0	2.0	1263	$1,750	$1.39	45d	1	1.18mi
500 NE Horizon Dr Waukee, IA	3.0	1.0–2.0	1027	$1,578	$1.54	16d	24	1.38mi
9065 Greenspire Dr #103 West Des Moines, IA	3.0	2.5	1525	$1,695	$1.11	25d	1	1.38mi
854 NE Phlox Ave Waukee, IA	3.0	3.0	1596	$1,750	$1.10	16d	1	1.47mi
856 NE Larkspur Ave Unit 1 Waukee, IA	3.0	2.5	1630	$1,800	$1.10	45d	1	1.49mi

HOA detail

• Monthly dues: $17 · $204/yr
• Likely covers: electric

Listing history 28 events

1. 2026-06-15
   days on market $320,000 Active 35 DOM
2. 2026-06-14
   days on market $320,000 Active 33 DOM
3. 2026-06-13
   days on market $320,000 Active 32 DOM
4. 2026-06-10
   days on market $320,000 Active 30 DOM
5. 2026-06-09
   days on market $320,000 Active 29 DOM
6. 2026-06-08
   days on market $320,000 Active 28 DOM
7. 2026-06-07
   days on market $320,000 Active 27 DOM
8. 2026-06-05
   days on market $320,000 Active 24 DOM
9. 2026-06-03
   days on market $320,000 Active 23 DOM
10. 2026-06-02
    days on market $320,000 Active 22 DOM
11. 2026-06-01
    days on market $320,000 Active 21 DOM
12. 2026-05-31
    days on market $320,000 Active 20 DOM
13. 2026-05-31
    days on market $320,000 Active 19 DOM
14. 2026-05-11
    listed $320,000 Active 1022-char remark
15. 2026-04-25
    historical
16. 2026-02-25
    status Active
17. 2026-02-24
    historical
18. 2026-01-26
    price $320,000
19. 2025-12-03
    price $330,000
20. 2025-10-01
    price $335,000
21. 2025-09-02
    price $340,000
22. 2025-07-28
    listed $345,000 Active
23. 2021-08-20
    soldstatus $275,000 Closed

    Show marketing remark (760 chars)

    Destiny Homes presents the Monterey floor plan in Waukee's Landing at Kettlestone development. This two story plan features 4 bedrooms, 3 baths, and more than 1500 square feet of finished space. The zero entry main level features bedroom number 4, full bath, and coat closet. The upper level hosts the large, open concept living room, kitchen/dining area. Kitchen features quartz countertops, hardware, and a great pantry. Master suite, two additional bedrooms, two baths, and laundry are on the upper level. There is a long list of standard features not often found at this price point, including Hardie siding, electric fireplace, energy efficiency, SMART Home Automation, and 2x6 construction. Ask about $2,000 in closing costs provided by preferred lender.

24. 2021-07-02
    status Pending

    Show marketing remark (760 chars)

    Destiny Homes presents the Monterey floor plan in Waukee's Landing at Kettlestone development. This two story plan features 4 bedrooms, 3 baths, and more than 1500 square feet of finished space. The zero entry main level features bedroom number 4, full bath, and coat closet. The upper level hosts the large, open concept living room, kitchen/dining area. Kitchen features quartz countertops, hardware, and a great pantry. Master suite, two additional bedrooms, two baths, and laundry are on the upper level. There is a long list of standard features not often found at this price point, including Hardie siding, electric fireplace, energy efficiency, SMART Home Automation, and 2x6 construction. Ask about $2,000 in closing costs provided by preferred lender.

25. 2021-04-22
    price $275,000

    Show marketing remark (760 chars)

    Destiny Homes presents the Monterey floor plan in Waukee's Landing at Kettlestone development. This two story plan features 4 bedrooms, 3 baths, and more than 1500 square feet of finished space. The zero entry main level features bedroom number 4, full bath, and coat closet. The upper level hosts the large, open concept living room, kitchen/dining area. Kitchen features quartz countertops, hardware, and a great pantry. Master suite, two additional bedrooms, two baths, and laundry are on the upper level. There is a long list of standard features not often found at this price point, including Hardie siding, electric fireplace, energy efficiency, SMART Home Automation, and 2x6 construction. Ask about $2,000 in closing costs provided by preferred lender.

26. 2021-03-05
    price $270,000

    Show marketing remark (760 chars)

    Destiny Homes presents the Monterey floor plan in Waukee's Landing at Kettlestone development. This two story plan features 4 bedrooms, 3 baths, and more than 1500 square feet of finished space. The zero entry main level features bedroom number 4, full bath, and coat closet. The upper level hosts the large, open concept living room, kitchen/dining area. Kitchen features quartz countertops, hardware, and a great pantry. Master suite, two additional bedrooms, two baths, and laundry are on the upper level. There is a long list of standard features not often found at this price point, including Hardie siding, electric fireplace, energy efficiency, SMART Home Automation, and 2x6 construction. Ask about $2,000 in closing costs provided by preferred lender.

27. 2021-01-15
    price $262,000

    Show marketing remark (760 chars)

    Destiny Homes presents the Monterey floor plan in Waukee's Landing at Kettlestone development. This two story plan features 4 bedrooms, 3 baths, and more than 1500 square feet of finished space. The zero entry main level features bedroom number 4, full bath, and coat closet. The upper level hosts the large, open concept living room, kitchen/dining area. Kitchen features quartz countertops, hardware, and a great pantry. Master suite, two additional bedrooms, two baths, and laundry are on the upper level. There is a long list of standard features not often found at this price point, including Hardie siding, electric fireplace, energy efficiency, SMART Home Automation, and 2x6 construction. Ask about $2,000 in closing costs provided by preferred lender.

28. 2020-11-18
    listed $252,000 Active

    Show marketing remark (760 chars)

    Destiny Homes presents the Monterey floor plan in Waukee's Landing at Kettlestone development. This two story plan features 4 bedrooms, 3 baths, and more than 1500 square feet of finished space. The zero entry main level features bedroom number 4, full bath, and coat closet. The upper level hosts the large, open concept living room, kitchen/dining area. Kitchen features quartz countertops, hardware, and a great pantry. Master suite, two additional bedrooms, two baths, and laundry are on the upper level. There is a long list of standard features not often found at this price point, including Hardie siding, electric fireplace, energy efficiency, SMART Home Automation, and 2x6 construction. Ask about $2,000 in closing costs provided by preferred lender.

ⓘ 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: $5,100 · $425/mo
• Projected year-2 tax: $5,100 · $425/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,224
• − Mortgage interest: −$17,925
• − Property taxes: −$5,100
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − HOA: −$204
• − Depreciation: −$9,309
• Taxable loss: −$11,270
• Est. tax savings @ 24.0%: +$2,705
• After-tax cash flow: $-2,830/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 — Waukee

• Score: 84/100
• State rank: #22
• US rank: #682

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waukee, IA
• County: Dallas County · 77,082 people
• City population: 29,611
• Metro: Des Moines-West Des Moines, IA
• Population (ZIP): 29,611
• Household income: $102,762
• Rent vs Own: 33.0% rent · 67.0% own
• Severe rent burden: 468.0

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 (77%)
• Race & ethnicity: White 77% Two or more races 7% Asian 6% Hispanic / Latino 6% Black 4%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 3% Lithuanian 3% Iranian 3%
• Foreign-born: 13% · Canada, India
• Languages at home: 85% English-only · Other Asian/Pacific 3% Spanish 3% Arabic 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: ▼ -97.95%
• Current HPI: 169.2421
• Rent YoY: ▲ 1.82%
• 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

+27.0% since first listed

16 events — show timeline

• 2026-06-15 Listing Removed — DMMLS
• 2026-05-11 Listed $320,000 DMMLS
• 2026-04-25 Listing Removed — DMMLS
• 2026-02-25 Relisted — DMMLS
• 2026-02-24 Listing Removed — DMMLS
• 2026-01-26 Price Changed $320,000 DMMLS
• 2025-12-03 Price Changed $330,000 DMMLS
• 2025-10-01 Price Changed $335,000 DMMLS
• 2025-09-02 Price Changed $340,000 DMMLS
• 2025-07-28 Listed $345,000 DMMLS
• 2021-08-20 Sold (MLS) $275,000 DMMLS
• 2021-07-02 Pending — DMMLS
• 2021-04-22 Price Changed $275,000 DMMLS
• 2021-03-05 Price Changed $270,000 DMMLS
• 2021-01-15 Price Changed $262,000 DMMLS
• 2020-11-18 Listed $252,000 DMMLS

Property tax history

+440.0%/yr

Latest (2025): $5,100 · -0.3% YoY. Source: county tax records.