6350 Coachlight Dr #3204 · West Des Moines, IA 50266

$195,000

3 bd · 2.0 ba · 1,321 sqft · Condo public records · 119 Days on market

Built 2006 $148/sqft · at area comps Est $199k · at est. $290/mo HOA · 14% 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 +13.1/30.0
• ARV discount +8.4/15.0
• Schools +7.1/10.0
• 1% rule +5.6/10.0
• Livability +4.4/5.0
• DSCR +3.9/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your new home in the heart of West Des Moines, just minutes from Jordan Creek Town Center! This inviting 3-bedroom, 2-bathroom condo is located on the second floor and offers the perfect blend of space, comfort, and convenience. Inside, you'll find brand-new carpet throughout and an open layout that's ideal for both relaxing and entertaining. The spacious living area flows seamlessly onto a private balcony, perfect for enjoying your morning coffee or evening unwind. The unit features in-unit laundry for your convenience, as well as ample storage and generous bedroom sizes, including a primary suite with its own en-suite bath. Enjoy the added bonus of a detached 2-car garage, providing plenty of space for parking, storage, or both -a rare find in condo living! Nestled in a well-maintained community and close to shopping, dining, and entertainment, this condo offers low-maintenance living in one of the most desirable areas of West Des Moines. Whether you're a first-time buyer or simply looking to simplify your lifestyle, this move-in-ready condo checks all the boxes. Don't miss this opportunity! Schedule your showing​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ today!

Key facts

• Private balcony
• In-unit laundry
• $290 HOA

Tags

• PRIVATE BALCONY
• IN-UNIT LAUNDRY
• DETACHED 2-CAR GARAGE
• WELL-MAINTAINED COMMUNITY
• LOW-MAINTENANCE LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $195k.

Deal economics

• At list price, monthly cash flow is $-5 ($-65/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (0.5% below list).
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $177k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $6k 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 119 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $156k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $177,450 (9.0% 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 119 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.06% ✓
• Cap rate: 6.26%
• Cash-on-cash: -0.12%
• DSCR: 0.99
• GRM: 7.9

CMA / ARV

• ARV (median comp): $199,117
• List price: $195,000
• Delta: -2.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.8%
• Equity multiple: 0.38×
• Total profit: $-33,912
• Equity at exit: $29,075

10-year hold

• IRR: -12.4%
• Equity multiple: 0.31×
• Total profit: $-37,868
• Equity at exit: $16,860

Cash invested: $54,600 (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 50266

• Home prices YoY: -17.5%
• Rents YoY: 1.9%
• Active inventory: 583
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,059 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$238 /mo · $2,860/yr
• Insurance: −$81
• HOA: −$290
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-5

Break-even live

Break-even rent $2,066

Max offer price $194,040

Occupancy floor 95%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 S 64th St West Des Moines, IA	1.0–3.0	1.0–2.5	1346	$2,790	$2.07	14d	2	0.12mi
6375 Village View Dr West Des Moines, IA	1.0–2.0	1.0–2.0	900	$2,200	$2.44	13d	9	0.15mi
6185 Village View Dr Unit 6245-201 West Des Moines, IA	2.0	2.0	1165	$2,000	$1.72	14d	1	0.16mi
6565 Wistful Vista Dr West Des Moines, IA	2.0	1.0–2.0	871	$1,765	$2.03	14d	19	0.34mi
6455 Galleria Dr West Des Moines, IA	1.0–3.0	1.0–2.0	1048	$1,831	$1.75	13d	22	0.69mi
6630 Cody Dr West Des Moines, IA	2.0	2.5	1200	$1,565	$1.30	14d	1	0.73mi
811 Burr Oaks Dr #1206 West Des Moines, IA	2.0	2.5	1279	$1,700	$1.33	23d	1	0.74mi
7425 Wistful Vista Dr #304 West Des Moines, IA	2.0	2.0	1268	$1,875	$1.48	14d	1	0.81mi
7425 Wistful Vista Dr #802 West Des Moines, IA	2.0	1.5	1276	$1,475	$1.16	43d	1	0.81mi
210 S Prairie View Dr West Des Moines, IA	1.0–3.0	1.0–2.0	992	$1,709	$1.72	14d	27	0.85mi
6950 Stagecoach Dr West Des Moines, IA	2.0–3.0	2.5–3.5	1785	$2,585	$1.45	13d	20	1.02mi
6814 Meadow Ct West Des Moines, IA	3.0	2.5	1462	$2,495	$1.71	21d	1	1.02mi
360 Bridgewood Dr West Des Moines, IA	2.0	1.0–2.0	795	$1,855	$2.33	14d	21	1.08mi
5101 Hawthorne Dr West Des Moines, IA	2.0–3.0	2.0	1201	$1,539	$1.28	13d	4	1.16mi
950 67th St #410 West Des Moines, IA	2.0	2.0	999	$1,295	$1.30	23d	1	1.20mi
950 Jordan Creek Pkwy West Des Moines, IA	1.0–2.0	1.0–2.0	1082	$3,546	$3.28	14d	37	1.33mi
1215 S 52nd St #1007 West Des Moines, IA	2.0	2.5	1130	$1,450	$1.28	14d	1	1.36mi
716 Knolls Ct West Des Moines, IA	3.0	2.5	1448	$2,095	$1.45	43d	1	1.38mi
7171 Woodland Ave West Des Moines, IA	1.0–2.0	1.0–2.0	1085	$1,825	$1.68	14d	1	1.46mi
4700 Ep True Pkwy West Des Moines, IA	1.0–2.0	1.0–2.0	852	$1,707	$2.00	14d	25	1.48mi
8350 Ep True Pkwy #3105 West Des Moines, IA	2.0	2.0	1100	$1,450	$1.32	19d	1	1.49mi

HOA detail condo

• Monthly dues: $290 · $3,480/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $195,000 Active 119 DOM
2. 2026-06-17
   days on market $195,000 Active 118 DOM
3. 2026-06-16
   days on market $195,000 Active 117 DOM
4. 2026-06-15
   days on market $195,000 Active 116 DOM
5. 2026-06-14
   days on market $195,000 Active 114 DOM
6. 2026-06-13
   days on market $195,000 Active 113 DOM
7. 2026-06-10
   days on market $195,000 Active 111 DOM
8. 2026-06-09
   days on market $195,000 Active 110 DOM
9. 2026-06-08
   days on market $195,000 Active 109 DOM
10. 2026-06-07
    days on market $195,000 Active 108 DOM
11. 2026-06-05
    days on market $195,000 Active 105 DOM
12. 2026-06-03
    days on market $195,000 Active 104 DOM
13. 2026-06-02
    days on market $195,000 Active 103 DOM
14. 2026-06-01
    days on market $195,000 Active 102 DOM
15. 2026-05-31
    days on market $195,000 Active 101 DOM
16. 2026-05-31
    days on market $195,000 Active 100 DOM
17. 2026-05-09
    price $195,000 1242-char remark

    Show marketing remark (1242 chars)

    Welcome to your new home in the heart of West Des Moines, just minutes from Jordan Creek Town Center! This inviting 3-bedroom, 2-bathroom condo is located on the second floor and offers the perfect blend of space, comfort, and convenience. Inside, you'll find brand-new carpet throughout and an open layout that's ideal for both relaxing and entertaining. The spacious living area flows seamlessly onto a private balcony, perfect for enjoying your morning coffee or evening unwind. The unit features in-unit laundry for your convenience, as well as ample storage and generous bedroom sizes, including a primary suite with its own en-suite bath. Enjoy the added bonus of a detached 2-car garage, providing plenty of space for parking, storage, or both -a rare find in condo living! Nestled in a well-maintained community and close to shopping, dining, and entertainment, this condo offers low-maintenance living in one of the most desirable areas of West Des Moines. Whether you're a first-time buyer or simply looking to simplify your lifestyle, this move-in-ready condo checks all the boxes. Don't miss this opportunity! Schedule your showing​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ today!

18. 2026-03-06
    price $200,000 1242-char remark

    Show marketing remark (1242 chars)

    Welcome to your new home in the heart of West Des Moines, just minutes from Jordan Creek Town Center! This inviting 3-bedroom, 2-bathroom condo is located on the second floor and offers the perfect blend of space, comfort, and convenience. Inside, you'll find brand-new carpet throughout and an open layout that's ideal for both relaxing and entertaining. The spacious living area flows seamlessly onto a private balcony, perfect for enjoying your morning coffee or evening unwind. The unit features in-unit laundry for your convenience, as well as ample storage and generous bedroom sizes, including a primary suite with its own en-suite bath. Enjoy the added bonus of a detached 2-car garage, providing plenty of space for parking, storage, or both -a rare find in condo living! Nestled in a well-maintained community and close to shopping, dining, and entertainment, this condo offers low-maintenance living in one of the most desirable areas of West Des Moines. Whether you're a first-time buyer or simply looking to simplify your lifestyle, this move-in-ready condo checks all the boxes. Don't miss this opportunity! Schedule your showing​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ today!

19. 2026-02-19
    listed $205,000 Active 1242-char remark

    Show marketing remark (1242 chars)

    Welcome to your new home in the heart of West Des Moines, just minutes from Jordan Creek Town Center! This inviting 3-bedroom, 2-bathroom condo is located on the second floor and offers the perfect blend of space, comfort, and convenience. Inside, you'll find brand-new carpet throughout and an open layout that's ideal for both relaxing and entertaining. The spacious living area flows seamlessly onto a private balcony, perfect for enjoying your morning coffee or evening unwind. The unit features in-unit laundry for your convenience, as well as ample storage and generous bedroom sizes, including a primary suite with its own en-suite bath. Enjoy the added bonus of a detached 2-car garage, providing plenty of space for parking, storage, or both -a rare find in condo living! Nestled in a well-maintained community and close to shopping, dining, and entertainment, this condo offers low-maintenance living in one of the most desirable areas of West Des Moines. Whether you're a first-time buyer or simply looking to simplify your lifestyle, this move-in-ready condo checks all the boxes. Don't miss this opportunity! Schedule your showing​​‌​​​​‌​​‌‌​‌‌​​​‌‌​​‌​​​‌‌​​‌​ today!

20. 2025-10-10
    price $205,000
21. 2025-09-18
    listed $208,000 Active
22. 2019-03-08
    soldstatus $156,125
23. 2019-03-07
    soldstatus $156,500 Sold
24. 2019-02-01
    status Pending
25. 2018-11-02
    listed $159,900 Active
26. 2013-07-10
    soldstatus $339,000
27. 2013-06-26
    historical
28. 2013-05-09
    listed $116,000

ⓘ 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: $2,860 · $238/mo
• Projected year-2 tax: $2,961 · $247/mo
• Expected delta: +$101/yr (+$8/mo · 3.5%)

ⓘ 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: $24,710
• − Mortgage interest: −$10,923
• − Property taxes: −$2,860
• − Insurance: −$975
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − HOA: −$3,480
• − Depreciation: −$5,673
• Taxable loss: −$3,154
• Est. tax savings @ 24.0%: +$757
• After-tax cash flow: $692/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

+68.1% since first listed

12 events — show timeline

• 2026-05-09 Price Changed $195,000 DMMLS
• 2026-03-06 Price Changed $200,000 DMMLS
• 2026-02-19 Listed $205,000 DMMLS
• 2025-10-10 Price Changed $205,000 DMMLS
• 2025-09-18 Listed $208,000 DMMLS
• 2019-03-08 Sold (Public Records) $156,125 Public Records
• 2019-03-07 Sold (MLS) $156,500 DMMLS
• 2019-02-01 Pending — DMMLS
• 2018-11-02 Listed $159,900 DMMLS
• 2013-07-10 Sold (Public Records) $339,000 Public Records
• 2013-06-26 Listing Removed — DMMLS
• 2013-05-09 Listed $116,000 DMMLS

Property tax history

+3.3%/yr

Latest (2023): $2,860 · +3.8% YoY. Source: county tax records.