6255 Beechtree Dr #3108 · West Des Moines, IA 50266

$179,900

3 bd · 2.0 ba · 1,290 sqft · Condo public records · 13 Days on market

Built 2004 $295/mo HOA · 15% 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).

• Cash flow +13.7/30.0
• ARV discount +7.5/15.0
• Schools +7.1/10.0
• 1% rule +5.8/10.0
• Livability +4.4/5.0
• DSCR +4.1/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Conveniently located 3bd/2ba condo, walking distance to Jordan Creek Mall and easy access to interstate. No steps required for this 1st floor unit with 9-foot ceilings, private patio, garage. Main living space features an open floor plan and tile surround corner gas fireplace. Laundry closet with W/ D included. The kitchen features maple cabinets and drawers, dishwasher, and stainless-steel appliances. The master suite features its own bath with maple cabinets and tile flooring. Building has secure entry and residents enjoy a community pool onsite. Updates since 2019 include central air, furnace, refrigerator, washer, dryer.

Key facts

• In-unit laundry room
• Ground-floor living
• Landscaped patio

Tags

• GROUND-FLOOR LIVING
• LANDSCAPED PATIO
• UPDATED FLOORING
• STAINLESS STEEL APPLIANCES
• IN-UNIT LAUNDRY ROOM
• NEWER BATHROOM FIXTURES

Property features AI

Finance

• Financial info: Pets allowed
• HOA & community: Homeowners association (Bella Centro / Conlin Properties); Monthly association fee of $295; HOA covers grounds maintenance, structure maintenance, and snow removal; Community pool

Exterior

• Parking: Detached one-car garage
• Security: Fire alarm; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential zoning
• Construction: Brick, stone, and vinyl siding exterior; Asphalt shingle roof; Slab foundation; Built with brick, stone and vinyl siding
• Exterior features: Covered patio; Patio; In-ground pool; Concrete road surface

Interior

• Kitchen: Cooktop; Stove; Microwave; Dishwasher; Refrigerator; See remarks
• Bedrooms: 3 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Dining area; Window treatments; Gas log fireplace (1)
• Laundry & utility: Laundry on main level; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $13 ($153/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 6.4% 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: schools A+, amenities A+, cost of living 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.
• Market conditions: Rents rising (+1.9%/yr); 583 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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 $149k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $179,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.08% ✓
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.40×
• Total profit: $-30,185
• Equity at exit: $26,824

10-year hold

• IRR: -11.4%
• Equity multiple: 0.35×
• Total profit: $-32,647
• Equity at exit: $15,554

Cash invested: $50,372 (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: 583
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,938 high
• Mortgage (P&I): −$943
• Tax from tax record: −$204 /mo · $2,454/yr
• Insurance: −$75
• HOA: −$295
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $13

Break-even live

Break-even rent $1,921

Max offer price $179,900

Occupancy floor 94%

Sensitivity live

Price	-10% $115	-5% $64	+0% $13	+5% $-38	+10% $-89
Rent	-10% $-140	-5% $-64	+0% $13	+5% $89	+10% $166
Rate	-1.0pp $103	-0.5pp $59	base $13	+0.5pp $-34	+1.0pp $-81

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 22 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	14d	19	0.19mi
204 S 64th St West Des Moines, IA	1.0–3.0	1.0–2.5	1346	$2,790	$2.07	14d	2	0.30mi
6630 Cody Dr West Des Moines, IA	2.0	2.5	1200	$1,565	$1.30	14d	1	0.32mi
6185 Village View Dr Unit 6245-201 West Des Moines, IA	2.0	2.0	1165	$2,000	$1.72	14d	1	0.54mi
6375 Village View Dr West Des Moines, IA	1.0–2.0	1.0–2.0	900	$2,200	$2.44	14d	9	0.56mi
6814 Meadow Ct West Des Moines, IA	3.0	2.5	1462	$2,495	$1.71	21d	1	0.62mi
950 67th St #410 West Des Moines, IA	2.0	2.0	999	$1,295	$1.30	24d	1	0.78mi
7425 Wistful Vista Dr #304 West Des Moines, IA	2.0	2.0	1268	$1,875	$1.48	14d	1	0.88mi
7425 Wistful Vista Dr #802 West Des Moines, IA	2.0	1.5	1276	$1,475	$1.16	44d	1	0.88mi
360 Bridgewood Dr West Des Moines, IA	2.0	1.0–2.0	795	$1,855	$2.33	14d	21	0.95mi
950 Jordan Creek Pkwy West Des Moines, IA	1.0–2.0	1.0–2.0	1082	$3,546	$3.28	14d	37	0.98mi
210 S Prairie View Dr West Des Moines, IA	1.0–3.0	1.0–2.0	992	$1,709	$1.72	14d	27	0.99mi
7171 Woodland Ave West Des Moines, IA	1.0–2.0	1.0–2.0	1085	$1,825	$1.68	14d	1	1.06mi
6455 Galleria Dr West Des Moines, IA	1.0–3.0	1.0–2.0	1048	$1,831	$1.75	14d	22	1.10mi
811 Burr Oaks Dr #1206 West Des Moines, IA	2.0	2.5	1279	$1,700	$1.33	24d	1	1.11mi
716 Knolls Ct West Des Moines, IA	3.0	2.5	1448	$2,095	$1.45	44d	1	1.16mi
5901 Vista Dr West Des Moines, IA	3.0	2.0	830	$1,476	$1.78	14d	130	1.31mi
5101 Hawthorne Dr West Des Moines, IA	2.0–3.0	2.0	1201	$1,539	$1.28	14d	4	1.32mi
8350 Ep True Pkwy #3105 West Des Moines, IA	2.0	2.0	1100	$1,450	$1.32	19d	1	1.35mi
5699 Vista Dr West Des Moines, IA	3.0	2.5	1870	$1,872	$1.00	14d	6	1.39mi
6950 Stagecoach Dr West Des Moines, IA	2.0–3.0	2.5–3.5	1785	$2,585	$1.45	14d	20	1.40mi
4700 Ep True Pkwy West Des Moines, IA	1.0–2.0	1.0–2.0	852	$1,707	$2.00	14d	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 11 events

1. 2026-06-18
   days on market $179,900 Active 13 DOM
2. 2026-06-17
   days on market $179,900 Active 12 DOM
3. 2026-06-16
   days on market $179,900 Active 11 DOM
4. 2026-06-15
   days on market $179,900 Active 10 DOM
5. 2026-06-14
   days on market $179,900 Active 8 DOM
6. 2026-06-13
   days on market $179,900 Active 7 DOM
7. 2026-06-10
   days on market $179,900 Active 5 DOM
8. 2026-06-09
   days on market $179,900 Active 4 DOM
9. 2026-06-08
   days on market $179,900 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $179,900 Active 2 DOM

ⓘ 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: $2,454 · $204/mo
• Projected year-2 tax: $2,639 · $220/mo
• Expected delta: +$185/yr (+$15/mo · 7.5%)

ⓘ 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: $23,250
• − Mortgage interest: −$10,077
• − Property taxes: −$2,454
• − Insurance: −$900
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − HOA: −$3,540
• − Depreciation: −$5,233
• Taxable loss: −$2,674
• Est. tax savings @ 24.0%: +$642
• After-tax cash flow: $795/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

+38.4% since first listed

6 events — show timeline

• 2026-06-05 Listed $179,900 DMMLS
• 2021-04-26 Sold (Public Records) $149,000 Public Records
• 2021-04-22 Sold (MLS) $149,000 DMMLS
• 2021-03-29 Pending — DMMLS
• 2021-03-19 Listed $149,000 DMMLS
• 2005-02-11 Listed $129,950 DMMLS

Property tax history

+2.5%/yr

Latest (2025): $2,454 · +2.1% YoY. Source: county tax records.