1224 Betsy Ln · Webster City, IA 50595

$105,900

2 bd · 1.5 ba · 1,701 sqft · SingleFamily public records · 179 Days on market

Built 1959 6,534 sqft lot $62/sqft · 52% below area Est $153k · 31% under ↓ 18% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the charm and comfort of this quaint ranch-style home, perfectly located near the scenic Brewer Creek walking path and just moments from Iowa Central College. Step inside to find a spacious living room highlighted by beautiful original hardwood floors, leading into a large kitchen featuring a brand-new sink added in 2023. The main level offers two inviting bedrooms, a full bath, and a flexible office space that can easily serve as a third bedroom. Downstairs a semi-finished full basement provides exciting potential -- create a family room, add a fourth bedroom, or design the perfect hobby space. You’ll also find the laundry area and a convenient 1/2 bath. If you need garage space, this property delivers in a big way. Enjoy two detached garages -- a generous 24×24 two-car garage and a 14×22 single-car garage -- complete with a cement parking pad between them, offering plenty of room for vehicles, storage, or workshop needs. Recent updates bring peace of mind, including fresh interior paint within the last few years, a newly graded and leveled yard by Dirt Works to help keep the basement dry, a new water heater installed in March, and a furnace updated in 2010. The seller is also offering a $500 decorating allowance and $500 at closing to convert the electrical box to breakers. All appliances, including the washer and dryer, stay with the home -- making your move even easier. This charming property has so much to offer! Don’t miss your chance to make it your own!

Key facts

• Brand new sink
• Ranch style home
• 6,534 sq ft lot

Tags

• RANCH STYLE HOME
• BREWER CREEK WALKING PATH
• ORIGINAL HARDWOOD FLOORS
• BRAND NEW SINK
• FLEXIBLE OFFICE SPACE
• SEMI FINISHED FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $106k).
• Recommended offer: $93k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.8% vs local median 4.3% in Webster City — 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 78/100 on livability (#137 in IA, #2,493 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Webster City Community School District (town): math 60% / reading 60% proficiency, ranked #250 of 289 in IA (top 86%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 83 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 29 units permitted in Hamilton County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $732 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hamilton County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 179 days — a 12% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $19k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,192 (12.0% below list)

Questions for the listing agent

1. It's been on market 179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 B-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. 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 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: 2.36% ✓
• Cap rate: 19.82%
• Cash-on-cash: 48.32%
• DSCR: 3.15
• GRM: 3.5

CMA / ARV

• ARV (median comp): $153,447
• List price: $105,900
• Delta: -30.99%
• 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
1332 Locust St	0.19mi	3/3.0 (+1)	1,664 (-2%)	4mo	$230,000	$138	73
1409 Grove St	0.34mi	3/2.0 (+1)	1,724 (+1%)	3mo	$235,000	$136	72
924 Walnut St	0.45mi	3/2.0 (+1)	1,724 (+1%)	2mo	$63,050	$37	68
1000 Webster Street St	0.30mi	3/2.5 (+1)	1,667 (-2%)	12mo	$218,000	$131	64
1021 Water St	0.47mi	3/1.5 (+1)	1,752 (+3%)	9mo	$145,000	$83	61
805 Cedar St	0.57mi	3/2.0 (+1)	1,755 (+3%)	6mo	$187,000	$107	56
1513 Collins St St	0.40mi	3/2.5 (+1)	1,768 (+4%)	15mo	$327,000	$185	53
2504 Kamen Dr	0.74mi	3/2.0 (+1)	1,701 (0%)	15mo	$349,900	$206	46
815 Boone St	0.58mi	2/2.0	1,460 (-14%)	4mo	$55,000	$38	44
2505 N Terrace Dr	0.75mi	3/2.0 (+1)	1,583 (-7%)	4mo	$330,000	$208	44
2214 Summit Dr	0.62mi	3/2.0 (+1)	1,512 (-11%)	15mo	$242,000	$160	33
115 Parkview Dr	0.72mi	3/3.0 (+1)	1,904 (+12%)	10mo	$210,000	$110	27

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.9%
• Equity multiple: 2.99×
• Total profit: $58,956
• Equity at exit: $15,790

10-year hold

• IRR: 51.7%
• Equity multiple: 6.04×
• Total profit: $149,537
• Equity at exit: $9,156

Cash invested: $29,652 (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 50595

• Home prices YoY: -20.7%
• Active inventory: 83
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$555
• Tax from tax record: −$182 /mo · $2,178/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $1,194

Break-even live

Break-even rent $989

Max offer price $105,900

Occupancy floor 47%

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: $26,475
• Closing costs: $3,177
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2505 N Terrace Dr Webster City, IA	3.0	2.0	1583	$2,500	$1.58	44d	1	0.73mi

Listing history 20 events

1. 2026-06-01
   status $105,900 Pending 179 DOM
2. 2026-05-31
   days on market $105,900 Active Under Contract 179 DOM
3. 2026-05-30
   days on market $105,900 Active Under Contract 178 DOM
4. 2026-05-19
   price $105,900 1519-char remark

   Show marketing remark (1519 chars)

   Discover the charm and comfort of this quaint ranch-style home, perfectly located near the scenic Brewer Creek walking path and just moments from Iowa Central College. Step inside to find a spacious living room highlighted by beautiful original hardwood floors, leading into a large kitchen featuring a brand-new sink added in 2023. The main level offers two inviting bedrooms, a full bath, and a flexible office space that can easily serve as a third bedroom. Downstairs a semi-finished full basement provides exciting potential -- create a family room, add a fourth bedroom, or design the perfect hobby space. You’ll also find the laundry area and a convenient 1/2 bath. If you need garage space, this property delivers in a big way. Enjoy two detached garages -- a generous 24×24 two-car garage and a 14×22 single-car garage -- complete with a cement parking pad between them, offering plenty of room for vehicles, storage, or workshop needs. Recent updates bring peace of mind, including fresh interior paint within the last few years, a newly graded and leveled yard by Dirt Works to help keep the basement dry, a new water heater installed in March, and a furnace updated in 2010. The seller is also offering a $500 decorating allowance and $500 at closing to convert the electrical box to breakers. All appliances, including the washer and dryer, stay with the home -- making your move even easier. This charming property has so much to offer! Don’t miss your chance to make it your own!

5. 2026-04-28
   price $117,900 1519-char remark

   Show marketing remark (1519 chars)

   Discover the charm and comfort of this quaint ranch-style home, perfectly located near the scenic Brewer Creek walking path and just moments from Iowa Central College. Step inside to find a spacious living room highlighted by beautiful original hardwood floors, leading into a large kitchen featuring a brand-new sink added in 2023. The main level offers two inviting bedrooms, a full bath, and a flexible office space that can easily serve as a third bedroom. Downstairs a semi-finished full basement provides exciting potential -- create a family room, add a fourth bedroom, or design the perfect hobby space. You’ll also find the laundry area and a convenient 1/2 bath. If you need garage space, this property delivers in a big way. Enjoy two detached garages -- a generous 24×24 two-car garage and a 14×22 single-car garage -- complete with a cement parking pad between them, offering plenty of room for vehicles, storage, or workshop needs. Recent updates bring peace of mind, including fresh interior paint within the last few years, a newly graded and leveled yard by Dirt Works to help keep the basement dry, a new water heater installed in March, and a furnace updated in 2010. The seller is also offering a $500 decorating allowance and $500 at closing to convert the electrical box to breakers. All appliances, including the washer and dryer, stay with the home -- making your move even easier. This charming property has so much to offer! Don’t miss your chance to make it your own!

6. 2026-02-20
   price $119,900 1519-char remark

   Show marketing remark (1519 chars)

   Discover the charm and comfort of this quaint ranch-style home, perfectly located near the scenic Brewer Creek walking path and just moments from Iowa Central College. Step inside to find a spacious living room highlighted by beautiful original hardwood floors, leading into a large kitchen featuring a brand-new sink added in 2023. The main level offers two inviting bedrooms, a full bath, and a flexible office space that can easily serve as a third bedroom. Downstairs a semi-finished full basement provides exciting potential -- create a family room, add a fourth bedroom, or design the perfect hobby space. You’ll also find the laundry area and a convenient 1/2 bath. If you need garage space, this property delivers in a big way. Enjoy two detached garages -- a generous 24×24 two-car garage and a 14×22 single-car garage -- complete with a cement parking pad between them, offering plenty of room for vehicles, storage, or workshop needs. Recent updates bring peace of mind, including fresh interior paint within the last few years, a newly graded and leveled yard by Dirt Works to help keep the basement dry, a new water heater installed in March, and a furnace updated in 2010. The seller is also offering a $500 decorating allowance and $500 at closing to convert the electrical box to breakers. All appliances, including the washer and dryer, stay with the home -- making your move even easier. This charming property has so much to offer! Don’t miss your chance to make it your own!

7. 2026-01-26
   price $122,500 1519-char remark

   Show marketing remark (1519 chars)

   Discover the charm and comfort of this quaint ranch-style home, perfectly located near the scenic Brewer Creek walking path and just moments from Iowa Central College. Step inside to find a spacious living room highlighted by beautiful original hardwood floors, leading into a large kitchen featuring a brand-new sink added in 2023. The main level offers two inviting bedrooms, a full bath, and a flexible office space that can easily serve as a third bedroom. Downstairs a semi-finished full basement provides exciting potential -- create a family room, add a fourth bedroom, or design the perfect hobby space. You’ll also find the laundry area and a convenient 1/2 bath. If you need garage space, this property delivers in a big way. Enjoy two detached garages -- a generous 24×24 two-car garage and a 14×22 single-car garage -- complete with a cement parking pad between them, offering plenty of room for vehicles, storage, or workshop needs. Recent updates bring peace of mind, including fresh interior paint within the last few years, a newly graded and leveled yard by Dirt Works to help keep the basement dry, a new water heater installed in March, and a furnace updated in 2010. The seller is also offering a $500 decorating allowance and $500 at closing to convert the electrical box to breakers. All appliances, including the washer and dryer, stay with the home -- making your move even easier. This charming property has so much to offer! Don’t miss your chance to make it your own!

8. 2026-01-07
   price $123,500 1519-char remark

   Show marketing remark (1519 chars)

   Discover the charm and comfort of this quaint ranch-style home, perfectly located near the scenic Brewer Creek walking path and just moments from Iowa Central College. Step inside to find a spacious living room highlighted by beautiful original hardwood floors, leading into a large kitchen featuring a brand-new sink added in 2023. The main level offers two inviting bedrooms, a full bath, and a flexible office space that can easily serve as a third bedroom. Downstairs a semi-finished full basement provides exciting potential -- create a family room, add a fourth bedroom, or design the perfect hobby space. You’ll also find the laundry area and a convenient 1/2 bath. If you need garage space, this property delivers in a big way. Enjoy two detached garages -- a generous 24×24 two-car garage and a 14×22 single-car garage -- complete with a cement parking pad between them, offering plenty of room for vehicles, storage, or workshop needs. Recent updates bring peace of mind, including fresh interior paint within the last few years, a newly graded and leveled yard by Dirt Works to help keep the basement dry, a new water heater installed in March, and a furnace updated in 2010. The seller is also offering a $500 decorating allowance and $500 at closing to convert the electrical box to breakers. All appliances, including the washer and dryer, stay with the home -- making your move even easier. This charming property has so much to offer! Don’t miss your chance to make it your own!

9. 2025-12-03
   listed $125,000 Active 1519-char remark

   Show marketing remark (1519 chars)

   Discover the charm and comfort of this quaint ranch-style home, perfectly located near the scenic Brewer Creek walking path and just moments from Iowa Central College. Step inside to find a spacious living room highlighted by beautiful original hardwood floors, leading into a large kitchen featuring a brand-new sink added in 2023. The main level offers two inviting bedrooms, a full bath, and a flexible office space that can easily serve as a third bedroom. Downstairs a semi-finished full basement provides exciting potential -- create a family room, add a fourth bedroom, or design the perfect hobby space. You’ll also find the laundry area and a convenient 1/2 bath. If you need garage space, this property delivers in a big way. Enjoy two detached garages -- a generous 24×24 two-car garage and a 14×22 single-car garage -- complete with a cement parking pad between them, offering plenty of room for vehicles, storage, or workshop needs. Recent updates bring peace of mind, including fresh interior paint within the last few years, a newly graded and leveled yard by Dirt Works to help keep the basement dry, a new water heater installed in March, and a furnace updated in 2010. The seller is also offering a $500 decorating allowance and $500 at closing to convert the electrical box to breakers. All appliances, including the washer and dryer, stay with the home -- making your move even easier. This charming property has so much to offer! Don’t miss your chance to make it your own!

10. 2024-09-03
    price $149,900
11. 2024-07-08
    price $150,500
12. 2024-06-26
    price $157,500
13. 2024-05-28
    listed $159,500 Active
14. 2023-10-17
    soldstatus $98,000 Closed
15. 2023-08-31
    status Pending
16. 2023-08-25
    historical
17. 2023-08-22
    status Active
18. 2023-08-22
    price $120,000
19. 2023-08-04
    historical
20. 2023-07-28
    listed $129,000 Active

ⓘ 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: $2,178 · $182/mo
• Projected year-2 tax: $2,178 · $182/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥102°F today · 16 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: $30,000
• − Mortgage interest: −$5,932
• − Property taxes: −$2,178
• − Insurance: −$530
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$3,081
• Taxable income: $13,480
• Est. tax owed @ 24.0%: −$3,235
• After-tax cash flow: $11,093/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: Webster City Community School District
• NCES district ID: 1930630
• Math proficiency: 60% ▼ -7.00%
• Reading proficiency: 60% ▲ 2.00%
• Median HH income: $45,510
• Composite: 50.65/100
• National rank: #1831
• State rank: #250 of 289 in IA

Livability — Webster City

• Score: 78/100
• State rank: #137
• US rank: #2493

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment C+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Webster City, IA
• City population: 8,768
• Population (ZIP): 8,768

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 14,602 people
• By 2030: 14,210 · -2.7%
• By 2040: 13,312 · -8.8%
• By 2050: 12,469 · -14.6%
• By 2075: 11,449 · -21.6%
• By 2100: 10,806 · -26.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 15% Two or more races 8% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Portuguese 10% Lithuanian 2% Iranian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 85% English-only · Spanish 13% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Hamilton

• 2024 margin: Solid R (+33.3) · D 32.8% · R 66.1% · Other 1.1%
• 2008→2024 swing: -34.6pp toward R · 2008: 1.3pp · 2024: -33.3pp
• All cycles: 2024: R+33.3 2020: R+26.6 2016: R+22.9 2012: R+2.7 2008: D+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.55%
• Current HPI: 182.2704
• Rent YoY: —
• Metro: —
• 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

-17.9% since first listed

17 events — show timeline

• 2026-05-19 Price Changed $105,900 IAR
• 2026-04-28 Price Changed $117,900 IAR
• 2026-02-20 Price Changed $119,900 IAR
• 2026-01-26 Price Changed $122,500 IAR
• 2026-01-07 Price Changed $123,500 IAR
• 2025-12-03 Listed $125,000 IAR
• 2024-09-03 Price Changed $149,900 IAR
• 2024-07-08 Price Changed $150,500 IAR
• 2024-06-26 Price Changed $157,500 IAR
• 2024-05-28 Listed $159,500 IAR
• 2023-10-17 Sold (MLS) $98,000 IAR
• 2023-08-31 Pending — IAR
• 2023-08-25 Delisted — IAR
• 2023-08-22 Relisted — IAR
• 2023-08-22 Price Changed $120,000 IAR
• 2023-08-04 Delisted — IAR
• 2023-07-28 Listed $129,000 IAR

Property tax history

+3.5%/yr

Latest (2025): $2,178 · -8.2% YoY. Source: county tax records.