313 Cedar St · Williams, IA 50271

$35,000

4 bd · 1.5 ba · 1,590 sqft · SingleFamily public records · 70 Days on market

Built 1907 $22/sqft · 72% below area ↓ 42% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.7/10.0
• Schools +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity knocks in Williams. 313 Cedar St offers a chance for the right buyer to step in and create value. This property has experienced a recent fire and is being sold as-is, making it ideal for investors, flippers, or buyers looking for a project. With a footprint already in place and utilities on site, the groundwork is there for renovation or potential rebuild. Whether you're looking to restore, reimagine, or start fresh, this property presents a blank canvas with upside. RVM value is $115-130,000 once repairs are done. Bring your vision and turn this into your next successful project. Cash offers only - tenant occupied must give 24 hours notice. Call your local agent to shedule your appointment!

Key facts

• 2 garage spots
• Built 1907
• Listed 69 days

🏷️ Possibly a rental listed for sale. The $35,000 price doesn't fit this home's estimated sale value (~$122,914) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $726 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#678 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, 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.
• Zoned schools: Webster City Middle School (math 64% / reading 58%, grade B+, #181 of 246 statewide, top 74%, 455 students, 52% FRL); Webster City High School (math 55% / reading 64%, grade C+, #263 of 336 statewide, top 81%, 547 students, 44% FRL).
• Market conditions: 3 active listings in the ZIP; 29 units permitted in Hamilton County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($242 loan paydown + $1k appreciation (3.4% local appreciation)).
• Hamilton County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.4% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $32,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1907 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.48% ✓
• Cap rate: 31.17%
• Cash-on-cash: 88.86%
• DSCR: 4.95
• GRM: 2.4

CMA / ARV

• ARV (median comp): $122,914
• List price: $35,000
• Delta: -71.52%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Locust St	0.15mi	3/2.0 (-1)	1,716 (+8%)	4mo	$88,500	$52	70

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 93.4%
• Equity multiple: 6.22×
• Total profit: $51,128
• Equity at exit: $16,460

10-year hold

• IRR: 92.7%
• Equity multiple: 12.88×
• Total profit: $116,436
• Equity at exit: $25,943

Cash invested: $9,800 (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 50271

• Home prices YoY: 2.1%
• Active inventory: 3
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,218 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $726

Break-even live

Break-even rent $300

Max offer price $35,000

Occupancy floor 35%

Sensitivity live

Price	-10% $745	-5% $736	+0% $726	+5% $716	+10% $706
Rent	-10% $629	-5% $678	+0% $726	+5% $774	+10% $822
Rate	-1.0pp $743	-0.5pp $735	base $726	+0.5pp $717	+1.0pp $707

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: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $35,000 Active 70 DOM
2. 2026-06-18
   days on market $35,000 Active 69 DOM
3. 2026-06-17
   days on market $35,000 Active 68 DOM
4. 2026-06-16
   days on market $35,000 Active 67 DOM
5. 2026-06-15
   days on market $35,000 Active 66 DOM
6. 2026-06-14
   days on market $35,000 Active 64 DOM
7. 2026-06-12
   days on market $35,000 Active 63 DOM
8. 2026-06-09
   days on market $35,000 Active 60 DOM
9. 2026-06-08
   days on market $35,000 Active 59 DOM
10. 2026-06-07
    days on market $35,000 Active 58 DOM
11. 2026-06-03
    days on market $35,000 Active 54 DOM
12. 2026-06-02
    days on market $35,000 Active 53 DOM
13. 2026-06-01
    days on market $35,000 Active 52 DOM
14. 2026-05-31
    days on market $35,000 Active 51 DOM
15. 2026-05-30
    days on market $35,000 Active 50 DOM
16. 2026-04-15
    price $35,000 712-char remark

    Show marketing remark (712 chars)

    Opportunity knocks in Williams. 313 Cedar St offers a chance for the right buyer to step in and create value. This property has experienced a recent fire and is being sold as-is, making it ideal for investors, flippers, or buyers looking for a project. With a footprint already in place and utilities on site, the groundwork is there for renovation or potential rebuild. Whether you're looking to restore, reimagine, or start fresh, this property presents a blank canvas with upside. RVM value is $115-130,000 once repairs are done. Bring your vision and turn this into your next successful project. Cash offers only - tenant occupied must give 24 hours notice. Call your local agent to shedule your appointment!

17. 2026-04-10
    listed $40,000 Active 712-char remark

    Show marketing remark (712 chars)

    Opportunity knocks in Williams. 313 Cedar St offers a chance for the right buyer to step in and create value. This property has experienced a recent fire and is being sold as-is, making it ideal for investors, flippers, or buyers looking for a project. With a footprint already in place and utilities on site, the groundwork is there for renovation or potential rebuild. Whether you're looking to restore, reimagine, or start fresh, this property presents a blank canvas with upside. RVM value is $115-130,000 once repairs are done. Bring your vision and turn this into your next successful project. Cash offers only - tenant occupied must give 24 hours notice. Call your local agent to shedule your appointment!

18. 2014-02-06
    soldstatus $60,670

ⓘ 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: $464 · $39/mo
• Projected year-2 tax: $507 · $42/mo
• Expected delta: +$43/yr (+$4/mo · 9.2%)

ⓘ 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 2/10 Low 7 d/yr ≥101°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: $14,619
• − Mortgage interest: −$1,961
• − Property taxes: −$464
• − Insurance: −$175
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$1,018
• Taxable income: $8,663
• Est. tax owed @ 24.0%: −$2,079
• After-tax cash flow: $6,629/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 — Williams

• Score: 63/100
• State rank: #678
• US rank: #15727

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williams, IA
• City population: 594
• Population (ZIP): 594

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 (93%)
• Race & ethnicity: White 93% Two or more races 7% Hispanic / Latino 1%
• Common ancestry: Portuguese 6% Iranian 4% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Russian/Polish/Slavic 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: ▲ 3.36%
• Current HPI: 160.504
• 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

-42.3% since first listed

3 events — show timeline

• 2026-04-15 Price Changed $35,000 DMMLS
• 2026-04-10 Listed $40,000 DMMLS
• 2014-02-06 Sold (Public Records) $60,670 Public Records

Property tax history

-7.7%/yr

Latest (2025): $464 · +2.2% YoY. Source: county tax records.