Pearson Plan · Urbandale, IA 50111

$209,990

3 bd · 2.5 ba · 1,418 sqft · Townhouse · 487 Days on market

Good condition ↓ 4% since listing

---

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).

• Schools +8.6/10.0
• ARV discount +7.5/15.0
• Cash flow +5.2/30.0
• Livability +4.5/5.0
• Condition / age +4.0/5.0
• Rent growth +2.7/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Pearson at Magnolia Heights Townhomes in Urbandale, IA. This two-story townhome offers 3 bedrooms, 2.5 bathrooms, and 1,418 sq. ft. of thoughtfully designed living space, complete with all appliances included. Step into a bright entryway that opens to an airy main level, perfect for daily living and entertaining. The kitchen is the heart of the home, featuring crisp white cabinetry, stainless steel appliances, and a spacious L-shaped island ideal for casual meals and gatherings. The dining area flows seamlessly into the great room, where an electric fireplace adds warmth and charm. A conveniently located half bathroom and direct access to the 1-car garage complete the main floor. Upstairs, the primary bedroom offers a generous walk-in closet and a private en-suite with dual vanities and a walk-in shower. Two additional bedrooms, a second full bathroom, and a centrally located laundry room provide comfort and convenience for everyone. Discover your new home at Magnolia Heights Townhomes in Urbandale today!

Key facts

• Quartz countertops
• Open concept living
• Large kitchen

Tags

• OPEN CONCEPT LIVING
• LARGE KITCHEN
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• BUILT-IN ELECTRIC FIREPLACE
• OUTDOOR COVERED PATIO

🏗️ New construction. The $209,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $332,174.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-746 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (6.6% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 3.6% vs local median 2.5% in Urbandale — 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 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: Rents flat; 529 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 62d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 487 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.

Recommended offer $184,791 (12.0% 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 487 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.59% ✗
• Cap rate: 3.60%
• Cash-on-cash: -9.62%
• DSCR: 0.57
• GRM: 14.1

CMA / ARV

• ARV (median comp): $332,174
• List price: $209,990
• Delta: -36.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15324 Coyote Dr	0.45mi	3/2.5	1,418 (0%)	0mo	$201,990	$142	79
15344 Coyote Dr	0.45mi	3/2.5	1,418 (0%)	2mo	$209,990	$148	78
15343 Coyote Dr	0.48mi	3/2.5	1,418 (0%)	1mo	$198,990	$140	77
15342 Coyote Dr	0.45mi	3/2.5	1,418 (0%)	3mo	$218,990	$154	76
15368 Coyote Dr	0.45mi	3/2.5	1,418 (0%)	4mo	$227,590	$161	76
15367 Coyote Dr	0.48mi	3/2.5	1,418 (0%)	3mo	$209,990	$148	75
15347 Coyote Dr	0.48mi	3/2.5	1,418 (0%)	3mo	$212,490	$150	75
15348 Coyote Dr	0.45mi	3/2.5	1,418 (0%)	5mo	$230,000	$162	75
15340 Coyote Dr	0.45mi	3/2.5	1,418 (0%)	5mo	$232,990	$164	75
15346 Coyote Dr	0.45mi	3/2.5	1,418 (0%)	5mo	$222,990	$157	75
15369 Coyote Dr	0.48mi	3/2.5	1,418 (0%)	4mo	$226,990	$160	75
15363 Coyote Dr	0.48mi	3/2.5	1,418 (0%)	6mo	$214,990	$152	73

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 · 0.71% rent growth · sell at horizon

5-year hold

• IRR: -36.0%
• Equity multiple: -0.14×
• Total profit: $-105,709
• Equity at exit: $49,528

10-year hold

• IRR: -66.7%
• Equity multiple: -0.83×
• Total profit: $-170,406
• Equity at exit: $28,720

Cash invested: $93,009 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 21 active · 18 under contract
• Months of supply: 6.6 mo (15%/mo absorbed)
• Median asking: $245,990 ($159/sqft)
• Median days on market: 69 d
• This list price: 24% of active listings are priced below it
• ARV vs active asking: +47.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 50111

• Home prices YoY: -11.1%
• Rents YoY: 0.7%
• Active inventory: 529
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,962 high
• Mortgage (P&I): −$1,742
• Tax est. 1.5%: −$415 /mo · $4,983/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-746

Break-even live

Break-even rent $2,906

Max offer price $224,273

Occupancy floor —

Sensitivity live

Price	-10% $-516	-5% $-631	+0% $-746	+5% $-860	+10% $-975
Rent	-10% $-901	-5% $-823	+0% $-746	+5% $-668	+10% $-591
Rate	-1.0pp $-578	-0.5pp $-661	base $-746	+0.5pp $-832	+1.0pp $-919

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: $83,044
• Closing costs: $9,965
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5437 155th St Urbandale, IA	3.0–4.0	2.5	1590	$1,875	$1.18	0d	10	0.02mi
15231 Deerview Dr Urbandale, IA	3.0	2.5	1512	$2,300	$1.52	61d	1	0.16mi
15133 Foxglove Ln Urbandale, IA	3.0	2.5	1529	$2,195	$1.44	61d	1	0.20mi
15120 Goldenrod Dr Urbandale, IA	3.0	2.5	1022	$2,250	$2.20	61d	1	0.22mi
15118 Deerview Dr Urbandale, IA	3.0	2.5	1600	$2,195	$1.37	139d	1	0.26mi
5506 144th St Urbandale, IA	3.0	2.5	1575	$1,875	$1.19	139d	1	0.61mi
14422 Springbrook Trl Urbandale, IA	3.0	2.5	1575	$1,850	$1.17	0d	1	0.75mi
14420 Springbrook Trl Urbandale, IA	3.0	2.5	1575	$1,950	$1.24	0d	1	0.75mi
14420 Springbrook Trl Grimes, IA	3.0	2.5	1575	$1,950	$1.24	109d	1	0.75mi
5532 144th St Urbandale, IA	3.0	2.5	1511	$2,095	$1.39	61d	1	0.77mi
14216 Springbrook Trl Urbandale, IA	3.0	2.5	1575	$1,950	$1.24	0d	1	0.83mi
14214 Springbrook Trl Urbandale, IA	3.0	2.5	1575	$1,950	$1.24	0d	1	0.83mi
15221 Alpine Dr Urbandale, IA	2.0	2.0	1056	$1,400	$1.33	61d	1	1.08mi
15211 Greenbelt Dr Urbandale, IA	2.0	2.0	1056	$1,450	$1.37	114d	1	1.12mi
16605 Oakwood Dr Urbandale, IA	3.0	2.5	1572	$2,350	$1.49	139d	1	1.15mi
4735 NW 167th St Waukee, IA	3.0	3.0	1557	$2,300	$1.48	139d	1	1.16mi
15305 Townsend Ave Urbandale, IA	2.0	2.5	1240	$1,495	$1.21	6d	1	1.18mi
4736 167th St Urbandale, IA	3.0	2.5	1585	$2,296	$1.45	109d	1	1.18mi
4307 154th St Urbandale, IA	3.0	2.5	1445	$1,850	$1.28	119d	1	1.18mi
4304 154th St Urbandale, IA	2.0	2.5	1240	$1,595	$1.29	139d	1	1.19mi
16620 Oakwood Dr Urbandale, IA	3.0	3.5	1529	$2,400	$1.57	6d	1	1.20mi
4319 153rd St Urbandale, IA	2.0	2.5	1240	$1,550	$1.25	6d	1	1.21mi
4315 152nd Ct Urbandale, IA	2.0	2.5	1240	$1,495	$1.21	109d	1	1.21mi
4304 153rd Pl Urbandale, IA	2.0	2.5	1240	$1,450	$1.17	116d	1	1.21mi
15404 Townsend Ave Urbandale, IA	2.0	2.5	1240	$1,525	$1.23	6d	1	1.22mi
4620 167th St Urbandale, IA	3.0	2.5	1529	$2,195	$1.44	2d	1	1.27mi
4743 170th Pl Waukee, IA	3.0	2.5	1511	$2,050	$1.36	109d	1	1.31mi
4735 170th Pl Urbandale, IA	3.0	2.5	1511	$1,875	$1.24	0d	1	1.33mi
4723 170th Pl Urbandale, IA	3.0	2.5	1511	$1,895	$1.25	61d	1	1.34mi
4732 170th Pl Urbandale, IA	3.0	2.5	1711	$1,875	$1.10	0d	1	1.34mi
4735 171st St Urbandale, IA	3.0	2.5	1511	$1,950	$1.29	0d	1	1.36mi
4454 142nd St Urbandale, IA	1.0–3.0	1.0–2.0	949	$1,384	$1.46	109d	6	1.41mi

Listing history 50 events

1. 2026-09-23
   days on market $209,990 Active 487 DOM
2. 2026-09-22
   days on market $209,990 Active 486 DOM
3. 2026-09-21
   days on market $209,990 Active 485 DOM
4. 2026-09-20
   days on market $209,990 Active 484 DOM
5. 2026-09-19
   days on market $209,990 Active 483 DOM
6. 2026-09-18
   days on market $209,990 Active 482 DOM
7. 2026-09-17
   days on market $209,990 Active 481 DOM
8. 2026-09-16
   days on market $209,990 Active 480 DOM
9. 2026-09-15
   days on market $209,990 Active 479 DOM
10. 2026-09-14
    days on market $209,990 Active 478 DOM
11. 2026-09-13
    days on market $209,990 Active 477 DOM
12. 2026-09-12
    days on market $209,990 Active 476 DOM
13. 2026-09-11
    days on market $209,990 Active 475 DOM
14. 2026-09-05
    days on market $209,990 Active 469 DOM
15. 2026-09-04
    days on market $209,990 Active 468 DOM
16. 2026-09-03
    days on market $209,990 Active 467 DOM
17. 2026-08-31
    days on market $209,990 Active 464 DOM
18. 2026-08-30
    days on market $209,990 Active 463 DOM
19. 2026-08-29
    days on market $209,990 Active 462 DOM
20. 2026-08-28
    days on market $209,990 Active 461 DOM
21. 2026-08-27
    days on market $209,990 Active 460 DOM
22. 2026-08-26
    days on market $209,990 Active 459 DOM
23. 2026-08-25
    days on market $209,990 Active 458 DOM
24. 2026-08-24
    days on market $209,990 Active 457 DOM
25. 2026-08-23
    days on market $209,990 Active 456 DOM
26. 2026-08-22
    days on market $209,990 Active 455 DOM
27. 2026-08-21
    days on market $209,990 Active 454 DOM
28. 2026-08-20
    days on market $209,990 Active 453 DOM
29. 2026-08-19
    days on market $209,990 Active 452 DOM
30. 2026-08-18
    days on market $209,990 Active 451 DOM
31. 2026-08-17
    days on market $209,990 Active 450 DOM
32. 2026-08-16
    days on market $209,990 Active 449 DOM
33. 2026-08-15
    days on market $209,990 Active 448 DOM
34. 2026-08-15
    days on market $209,990 Active 447 DOM
35. 2026-08-13
    days on market $209,990 Active 446 DOM
36. 2026-08-12
    days on market $209,990 Active 445 DOM
37. 2026-08-11
    days on market $209,990 Active 444 DOM
38. 2026-08-10
    days on market $209,990 Active 443 DOM
39. 2026-08-09
    days on market $209,990 Active 442 DOM
40. 2026-08-08
    days on market $209,990 Active 441 DOM
41. 2026-08-07
    days on market $209,990 Active 440 DOM
42. 2026-08-06
    days on market $209,990 Active 439 DOM
43. 2026-08-05
    days on market $209,990 Active 438 DOM
44. 2026-08-04
    days on market $209,990 Active 437 DOM
45. 2026-08-03
    days on market $209,990 Active 436 DOM
46. 2026-07-31
    days on market $209,990 Active 433 DOM
47. 2026-07-30
    days on market $209,990 Active 432 DOM
48. 2026-07-29
    days on market $209,990 Active 431 DOM
49. 2026-07-25
    days on market $209,990 Active 427 DOM
50. 2026-07-24
    days on market $209,990 Active 426 DOM

ⓘ 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: $23,543
• − Mortgage interest: −$18,607
• − Property taxes: −$4,983
• − Insurance: −$1,661
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − Depreciation: −$9,663
• Taxable loss: −$15,138
• Est. tax savings @ 24.0%: +$3,633
• After-tax cash flow: $-5,315/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This well-maintained townhome in Urbandale, IA, offers a good condition with no immediate repairs needed. It has a good resale and rental value with potential for minor updates to enhance curb appeal and value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace window treatments — Enhances curb appeal and value ↑

A Composite school gradezoned avg 86/100

Zoned Schools

Elementary Walnut Hills Elementary School A+ IA #26/616 Nat'l #458/41,679 High Northwest High School

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

A Composite livability gradescore 90/100

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 · 111,904 people
• City population: 49,196
• Metro: Des Moines-West Des Moines, IA
• Population (ZIP): 16,865
• Household income: $120,769
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 8% of renters

---

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 5% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Portuguese 3% Italian 3% Iranian 2%
• Foreign-born: 6% · China, Canada
• Languages at home: 92% English-only · Other Asian/Pacific 3% Spanish 2% Other Indo-European 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: ▼ -30.93%
• Current HPI: 249.0614
• Rent YoY: ▲ 0.71%
• 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

-3.5% since first listed

3 events — show timeline

• 2026-03-05 Price Changed $219,990 Zillow
• 2025-11-06 Price Changed $222,990 Zillow
• 2025-05-24 Listed $227,990 Zillow