17238 Northview Dr · Urbandale, IA 50323

$554,990

4 bd · 3.5 ba · 2,660 sqft · SingleFamily · 38 Days on market

Built 2026 0.26 ac lot $209/sqft · 17% below area Est $669k · 17% under $13/mo HOA · 1% 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 +15.0/15.0
• Appreciation +7.4/10.0
• Schools +7.1/10.0
• Livability +4.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +1.9/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

The Bridgewater by Jerry’s Homes offers an impressive amount of space, thoughtful design, and elevated finishes throughout. Located in the premier Bentley Ridge development, this two-story home features four bedrooms and four bathrooms with a layout designed for both everyday comfort and entertaining. The main level showcases warm Benton stained quill cabinetry, Tributary quartz countertops, a Pigmenta Archo backsplash, upgraded Eastbrook Shoals LVP flooring, and black lighting and fixture selections that create a clean, modern feel throughout the home. The spacious living area is anchored by a full-height stone gas fireplace, while large windows provide exceptional natural light acro

Key facts

• Large windows
• Spa-like bath
• 0.26 acre lot

Tags

• BENTON STAINED QUILL CABINETRY
• TRIBUTARY QUARTZ COUNTERTOPS
• PIGMENTA ARCHO BACKSPLASH
• EASTBROOK SHOALS LVP FLOORING
• LARGE WINDOWS
• SPA-LIKE BATH

Property features AI

Finance

• HOA & community: Homeowners association (Bentley Ridge HOA / Accurate Development); HOA fee $150 annually

Exterior

• Parking: Attached three-car garage
• Utilities: Public water; Public sewer
• Home design: New construction; 2 stories; Stone and wood siding exterior; Asphalt shingle roof; Poured foundation; Built by Jerry's Homes; Includes home warranty
• Construction: Stone and wood siding construction; Asphalt shingle roof; Poured foundation; New construction
• Exterior features: Sprinkler / irrigation system; Concrete road access

Interior

• Kitchen: Built-In Oven; Dishwasher; Microwave; Stove
• Flooring: Carpet; Tile
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Unfinished basement with egress windows; Gas log fireplace
• Laundry & utility: Laundry on upper level

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $555k.

Deal economics

• At list price, monthly cash flow is $-2k ($-25k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (54.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (59.5% below list).
• Recommended offer: $225k (59.5% below list) — sets the bar for 1% rule.
• Cap rate 1.8% vs local median 2.4% in Urbandale — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 90/100 on livability (#4 in IA, #69 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, employment 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: Walnut Hills Elementary School (math 91% / reading 81%, grade A+, #26 of 616 statewide, top 4%, 625 students, 9% FRL); Waukee Middle School (math 83% / reading 81%, grade A+, #22 of 246 statewide, top 12%, 1,069 students, 12% FRL); Waukee High School (math 74% / reading 82%, grade A-, #53 of 336 statewide, top 16%, 1,268 students, 24% FRL) — zoned schools at 15% FRL track the district average.
• Market conditions: 381 active listings in the ZIP; high-income renter base; 1,503 units permitted in Dallas County in 2024 (630 in 5+ unit buildings).
• This rent is only 15% of the median local income ($176k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $31k of equity ($4k loan paydown + $27k appreciation (4.8% local appreciation)).
• Dallas County population projected at +74% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($538k) is reasonable based on typical stale-listing flexibility.

Recommended offer $224,596 (59.5% 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 38 days. Have you received any prior offers? Is the seller open to a 60% 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: 0.40% ✗
• Cap rate: 1.81%
• Cash-on-cash: -16.02%
• DSCR: 0.29
• GRM: 20.6

CMA / ARV

• ARV (median comp): $669,165
• List price: $554,990
• Delta: -17.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17147 Plum Dr	0.13mi	4/2.5	2,283 (-14%)	12mo	$460,000	$201	56
4676 180th St	0.57mi	4/2.5	2,330 (-12%)	1mo	$486,958	$209	48
4805 Centennial Blvd	0.69mi	4/4.0	2,660 (0%)	23mo	$1,700,000	$639	47
4725 172nd Way	0.26mi	4/2.5	2,356 (-11%)	23mo	$416,790	$177	46
17519 North Valley Dr	0.55mi	5/4.0 (+1)	2,293 (-14%)	1mo	$1,005,000	$438	44
4616 179th St	0.68mi	5/3.5 (+1)	2,443 (-8%)	16mo	$732,325	$300	36
4731 Centennial Blvd	0.73mi	4/4.0	2,418 (-9%)	19mo	$1,154,900	$478	33
17810 Goodman Dr	0.65mi	4/2.5	2,425 (-9%)	23mo	$650,000	$268	32
4727 Centennial Blvd	0.74mi	4/4.0	2,419 (-9%)	22mo	$1,050,000	$434	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-10,225
• Equity at exit: $308,033

10-year hold

• IRR: 2.9%
• Equity multiple: 1.56×
• Total profit: $86,425
• Equity at exit: $526,347

Cash invested: $155,397 (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 50323

• Home prices YoY: 2.5%
• Active inventory: 381
• Price-to-rent: 20.6×

Monthly cashflow live

• Estimated rent: $2,246 medium
• Mortgage (P&I): −$2,910
• Tax est. 1.5%: −$694 /mo · $8,325/yr
• Insurance: −$231
• HOA: −$13
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-2,074

Break-even live

Break-even rent $4,871

Max offer price $254,865

Occupancy floor —

Sensitivity live

Price	-10% $-1,691	-5% $-1,882	+0% $-2,074	+5% $-2,266	+10% $-2,458
Rent	-10% $-2,252	-5% $-2,163	+0% $-2,074	+5% $-1,985	+10% $-1,897
Rate	-1.0pp $-1,795	-0.5pp $-1,933	base $-2,074	+0.5pp $-2,218	+1.0pp $-2,364

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: $138,748
• Closing costs: $16,650
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: watergas

Listing history 18 events

1. 2026-06-21
   days on market $554,990 Active 38 DOM
2. 2026-06-18
   days on market $554,990 Active 35 DOM
3. 2026-06-17
   days on market $554,990 Active 34 DOM
4. 2026-06-16
   days on market $554,990 Active 33 DOM
5. 2026-06-15
   days on market $554,990 Active 32 DOM
6. 2026-06-14
   days on market $554,990 Active 30 DOM
7. 2026-06-13
   days on market $554,990 Active 29 DOM
8. 2026-06-10
   days on market $554,990 Active 27 DOM
9. 2026-06-09
   days on market $554,990 Active 26 DOM
10. 2026-06-08
    days on market $554,990 Active 25 DOM
11. 2026-06-07
    days on market $554,990 Active 24 DOM
12. 2026-06-05
    days on market $554,990 Active 21 DOM
13. 2026-06-03
    days on market $554,990 Active 20 DOM
14. 2026-06-02
    days on market $554,990 Active 19 DOM
15. 2026-06-01
    days on market $554,990 Active 18 DOM
16. 2026-05-31
    days on market $554,990 Active 17 DOM
17. 2026-05-31
    days on market $554,990 Active 16 DOM
18. 2026-05-14
    listed $554,990 Active 1359-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,952
• − Mortgage interest: −$31,088
• − Property taxes: −$8,325
• − Insurance: −$2,775
• − Repairs & maintenance: −$2,156
• − Management: −$2,156
• − HOA: −$156
• − Depreciation: −$16,145
• Taxable loss: −$35,850
• Est. tax savings @ 24.0%: +$8,604
• After-tax cash flow: $-16,285/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 — Urbandale

• Score: 90/100
• State rank: #4
• US rank: #69

Category grades

Amenities A+ 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: Urbandale, IA
• County: Polk County · 453,298 people
• City population: 49,196
• Metro: Des Moines-West Des Moines, IA
• Population (ZIP): 17,265
• Household income: $175,944
• Rent vs Own: 12.8% rent · 87.2% own
• Severe rent burden: 63.0

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 (86%)
• Race & ethnicity: White 86% Asian 6% Two or more races 4% Hispanic / Latino 3% Black 2%
• Common ancestry: Portuguese 6% Iranian 5% Lithuanian 2%
• Foreign-born: 7% · Canada, China, Philippines
• Languages at home: 92% English-only · Russian/Polish/Slavic 2% Chinese 1% Spanish 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: ▲ 4.81%
• Current HPI: 199.789
• Rent YoY: —
• 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

1 event — show timeline

• 2026-05-14 Listed $554,990 DMMLS