14400 Plum Dr · Urbandale, IA 50323

$500,000

4 bd · 3.5 ba · 3,164 sqft · Other public records · 110 Days on market

Built 2013 0.27 ac lot $158/sqft · 45% below area Est $647k · 23% 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
• Cash flow +2.7/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome home to this spacious and well-designed two-story packed with features inside and out. The upper level offers generously sized bedrooms, convenient second-floor laundry, ample storage, and a private primary suite set apart from the secondary bedrooms. On the main level, you’ll find a versatile front room ideal for a formal dining area, office, or additional living space, highlighted by a striking double-sided fireplace. The kitchen is built for everyday living and entertaining, featuring abundant cabinetry, a large island, and great connection to the main living areas. A half bath and an oversized drop zone with lockers provide practical space for coats, backpacks, and sports gear. The garage is a standout with 8-foot doors and an extended third stall—perfect for larger vehicles, trucks, or extra storage. Step outside to a backyard designed for relaxing and entertaining, complete with a covered screened-in area, expansive composite deck, patio with hot tub, professional landscaping, and full fencing. Additional highlights include irrigation, epoxy garage floors, powered deck awning, exterior speakers, and more. Conveniently located less than a mile from two new Urbandale parks, bike trails, and Waterford Elementary. Schedule your showing today! All information obtained from seller and public records

Key facts

• Oversized drop zone
• Extended third stall
• Large island

Tags

• PRIVATE PRIMARY SUITE
• DOUBLE SIDED FIREPLACE
• LARGE ISLAND
• OVERSIZED DROP ZONE
• 8 FOOT DOORS
• EXTENDED THIRD STALL

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath other listed at $500k.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (59.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (54.8% below list).
• Recommended offer: $202k (59.6% below list) — sets the bar for cash-flow.

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; 1 comparable units currently listed for rent nearby; 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 $27k of equity ($3k loan paydown + $24k 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 ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($455k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y 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 $201,937 (59.6% 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 110 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. 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: 0.45% ✗
• Cap rate: 2.24%
• Cash-on-cash: -14.46%
• DSCR: 0.36
• GRM: 18.4

CMA / ARV

• ARV (median comp): $646,837
• List price: $500,000
• Delta: -22.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $2,345
• Equity at exit: $277,512

10-year hold

• IRR: 3.9%
• Equity multiple: 1.73×
• Total profit: $102,829
• Equity at exit: $474,195

Cash invested: $140,000 (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: 18.4×

Monthly cashflow live

• Estimated rent: $2,262 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$631 /mo · $7,574/yr
• Insurance: −$208
• HOA: −$13
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-1,687

Break-even live

Break-even rent $4,398

Max offer price $201,937

Occupancy floor —

Sensitivity live

Price	-10% $-1,404	-5% $-1,546	+0% $-1,687	+5% $-1,829	+10% $-1,970
Rent	-10% $-1,866	-5% $-1,777	+0% $-1,687	+5% $-1,598	+10% $-1,509
Rate	-1.0pp $-1,435	-0.5pp $-1,560	base $-1,687	+0.5pp $-1,817	+1.0pp $-1,949

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5440 154th Ct Urbandale, IA	4.0	3.5	2367	$2,200	$0.93	21d	1	0.86mi

HOA detail

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

Listing history 26 events

1. 2026-06-07
   statusdays on market $500,000 Pending 110 DOM
2. 2026-06-05
   days on market $500,000 Active 107 DOM
3. 2026-06-03
   days on market $500,000 Active 106 DOM
4. 2026-06-02
   days on market $500,000 Active 105 DOM
5. 2026-06-01
   days on market $500,000 Active 104 DOM
6. 2026-05-31
   days on market $500,000 Active 103 DOM
7. 2026-05-31
   days on market $500,000 Active 102 DOM
8. 2026-04-17
   price $500,000 1340-char remark

   Show marketing remark (1340 chars)

   Welcome home to this spacious and well-designed two-story packed with features inside and out. The upper level offers generously sized bedrooms, convenient second-floor laundry, ample storage, and a private primary suite set apart from the secondary bedrooms. On the main level, you’ll find a versatile front room ideal for a formal dining area, office, or additional living space, highlighted by a striking double-sided fireplace. The kitchen is built for everyday living and entertaining, featuring abundant cabinetry, a large island, and great connection to the main living areas. A half bath and an oversized drop zone with lockers provide practical space for coats, backpacks, and sports gear. The garage is a standout with 8-foot doors and an extended third stall—perfect for larger vehicles, trucks, or extra storage. Step outside to a backyard designed for relaxing and entertaining, complete with a covered screened-in area, expansive composite deck, patio with hot tub, professional landscaping, and full fencing. Additional highlights include irrigation, epoxy garage floors, powered deck awning, exterior speakers, and more. Conveniently located less than a mile from two new Urbandale parks, bike trails, and Waterford Elementary. Schedule your showing today! All information obtained from seller and public records

9. 2026-03-26
   price $505,000 1340-char remark

   Show marketing remark (1340 chars)

   Welcome home to this spacious and well-designed two-story packed with features inside and out. The upper level offers generously sized bedrooms, convenient second-floor laundry, ample storage, and a private primary suite set apart from the secondary bedrooms. On the main level, you’ll find a versatile front room ideal for a formal dining area, office, or additional living space, highlighted by a striking double-sided fireplace. The kitchen is built for everyday living and entertaining, featuring abundant cabinetry, a large island, and great connection to the main living areas. A half bath and an oversized drop zone with lockers provide practical space for coats, backpacks, and sports gear. The garage is a standout with 8-foot doors and an extended third stall—perfect for larger vehicles, trucks, or extra storage. Step outside to a backyard designed for relaxing and entertaining, complete with a covered screened-in area, expansive composite deck, patio with hot tub, professional landscaping, and full fencing. Additional highlights include irrigation, epoxy garage floors, powered deck awning, exterior speakers, and more. Conveniently located less than a mile from two new Urbandale parks, bike trails, and Waterford Elementary. Schedule your showing today! All information obtained from seller and public records

10. 2026-02-17
    listed $510,000 Active 1340-char remark

    Show marketing remark (1340 chars)

    Welcome home to this spacious and well-designed two-story packed with features inside and out. The upper level offers generously sized bedrooms, convenient second-floor laundry, ample storage, and a private primary suite set apart from the secondary bedrooms. On the main level, you’ll find a versatile front room ideal for a formal dining area, office, or additional living space, highlighted by a striking double-sided fireplace. The kitchen is built for everyday living and entertaining, featuring abundant cabinetry, a large island, and great connection to the main living areas. A half bath and an oversized drop zone with lockers provide practical space for coats, backpacks, and sports gear. The garage is a standout with 8-foot doors and an extended third stall—perfect for larger vehicles, trucks, or extra storage. Step outside to a backyard designed for relaxing and entertaining, complete with a covered screened-in area, expansive composite deck, patio with hot tub, professional landscaping, and full fencing. Additional highlights include irrigation, epoxy garage floors, powered deck awning, exterior speakers, and more. Conveniently located less than a mile from two new Urbandale parks, bike trails, and Waterford Elementary. Schedule your showing today! All information obtained from seller and public records

11. 2026-01-30
    historical
12. 2025-07-08
    price $529,000
13. 2025-06-10
    price $539,000
14. 2025-04-24
    listed $559,000 Active
15. 2022-05-02
    soldstatus $500,000
16. 2022-04-29
    soldstatus $500,000 Closed
17. 2022-02-24
    status Pending
18. 2022-02-21
    listed $500,000 Active
19. 2020-08-06
    soldstatus $437,500
20. 2020-08-04
    soldstatus $437,400 Closed
21. 2020-06-12
    historical
22. 2020-06-12
    listed $437,400
23. 2014-10-10
    soldstatus $358,900
24. 2013-09-05
    listed $359,900
25. 2013-05-28
    soldstatus $72,900
26. 2013-04-30
    listed $72,900

ⓘ 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: $7,574 · $631/mo
• Projected year-2 tax: $7,712 · $643/mo
• Expected delta: +$138/yr (+$12/mo · 1.8%)

ⓘ 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 ≥102°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: $27,149
• − Mortgage interest: −$28,008
• − Property taxes: −$7,574
• − Insurance: −$2,500
• − Repairs & maintenance: −$2,172
• − Management: −$2,172
• − HOA: −$156
• − Depreciation: −$14,545
• Taxable loss: −$29,978
• Est. tax savings @ 24.0%: +$7,195
• After-tax cash flow: $-13,052/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

+585.9% since first listed

19 events — show timeline

• 2026-04-17 Price Changed $500,000 DMMLS
• 2026-03-26 Price Changed $505,000 DMMLS
• 2026-02-17 Listed $510,000 DMMLS
• 2026-01-30 Listing Removed — DMMLS
• 2025-07-08 Price Changed $529,000 DMMLS
• 2025-06-10 Price Changed $539,000 DMMLS
• 2025-04-24 Listed $559,000 DMMLS
• 2022-05-02 Sold (Public Records) $500,000 Public Records
• 2022-04-29 Sold (MLS) $500,000 DMMLS
• 2022-02-24 Pending — DMMLS
• 2022-02-21 Listed $500,000 DMMLS
• 2020-08-06 Sold (Public Records) $437,500 Public Records
• 2020-08-04 Sold (MLS) $437,400 DMMLS
• 2020-06-12 Listed $437,400 DMMLS
• 2020-06-12 Listing Removed — DMMLS
• 2014-10-10 Sold (MLS) $358,900 DMMLS
• 2013-09-05 Listed $359,900 DMMLS
• 2013-05-28 Sold (MLS) $72,900 DMMLS
• 2013-04-30 Listed $72,900 DMMLS

Property tax history

+82.7%/yr

Latest (2025): $7,574 · +1.8% YoY. Source: county tax records.