1403 Des Moines St · Webster City, IA 50595

$148,000

4 bd · 1.5 ba · 1,988 sqft · SingleFamily public records · 59 Days on market

Built 1888 10,454 sqft lot $74/sqft · 11% below area Est $175k · 16% under

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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 +14.5/15.0
• 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

This well-maintained 4-bedroom, 1.5-bath home sits on a large corner lot and offers an impressive garage with abundant storage and workshop space. The spacious kitchen features eat-in dining and flows seamlessly into the comfortable family room. The main floor includes two bedrooms and a beautifully updated ¾ bathroom. Upstairs, you’ll find two additional bedrooms, a versatile living area, and a convenient half bath. Numerous exterior updates enhance both curb appeal and long-term value. Don’t miss this fantastic opportunity, call today to schedule your private showing!

Key facts

• Workshop space
• Large corner lot
• Spacious kitchen

Tags

• LARGE CORNER LOT
• IMPRESSIVE GARAGE
• ABUNDANT STORAGE
• WORKSHOP SPACE
• SPACIOUS KITCHEN
• EAT-IN DINING

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $982 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $148k).
• Recommended offer: $144k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.3% 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 $1k of loan paydown is wiped out by about $4k 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 $41k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $95k; list at $148k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1888 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,560 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1888 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.69% ✓
• Cap rate: 14.26%
• Cash-on-cash: 28.44%
• DSCR: 2.27
• GRM: 4.9

CMA / ARV

• ARV (median comp): $175,401
• List price: $148,000
• Delta: -15.62%
• 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
714 Walnut St	0.07mi	3/2.0 (-1)	2,018 (+2%)	10mo	$157,000	$78	79
907 Walnut St	0.28mi	4/2.5	1,973 (-1%)	4mo	$180,000	$91	78
637 Boone St	0.05mi	4/2.5	1,838 (-8%)	4mo	$165,000	$90	78
1314 Des Moines St	0.05mi	3/2.5 (-1)	2,102 (+6%)	6mo	$180,000	$86	74
808 Elm St	0.19mi	3/2.0 (-1)	2,073 (+4%)	5mo	$185,000	$89	73
1418 Willson Ave	0.15mi	3/1.5 (-1)	1,764 (-11%)	6mo	$74,000	$42	64
805 Cedar St	0.13mi	3/2.0 (-1)	1,755 (-12%)	6mo	$187,000	$107	63
924 Walnut St	0.31mi	3/2.0 (-1)	1,724 (-13%)	2mo	$63,050	$37	55
1110 Elm St	0.53mi	5/1.5 (+1)	1,828 (-8%)	4mo	$135,000	$74	54
1409 Grove St	0.37mi	3/2.0 (-1)	1,724 (-13%)	3mo	$235,000	$136	51
1021 Water St	0.47mi	3/1.5 (-1)	1,752 (-12%)	9mo	$145,000	$83	46
115 Parkview Dr	0.63mi	3/3.0 (-1)	1,904 (-4%)	10mo	$210,000	$110	44

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: 22.7%
• Equity multiple: 1.93×
• Total profit: $38,584
• Equity at exit: $22,067

10-year hold

• IRR: 30.7%
• Equity multiple: 3.76×
• Total profit: $114,215
• Equity at exit: $12,796

Cash invested: $41,440 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$776
• Tax from tax record: −$155 /mo · $1,862/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $982

Break-even live

Break-even rent $1,257

Max offer price $148,000

Occupancy floor 56%

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: $37,000
• Closing costs: $4,440
• 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	43d	1	0.93mi

Listing history 22 events

1. 2026-06-19
   days on market $148,000 Active 59 DOM
2. 2026-06-18
   days on market $148,000 Active 58 DOM
3. 2026-06-17
   days on market $148,000 Active 57 DOM
4. 2026-06-16
   days on market $148,000 Active 56 DOM
5. 2026-06-15
   days on market $148,000 Active 55 DOM
6. 2026-06-14
   pricedays on market $148,000 Active 53 DOM
7. 2026-06-12
   days on market $150,000 Active 52 DOM
8. 2026-06-09
   days on market $150,000 Active 49 DOM
9. 2026-06-08
   days on market $150,000 Active 48 DOM
10. 2026-06-07
    days on market $150,000 Active 47 DOM
11. 2026-06-03
    days on market $150,000 Active 43 DOM
12. 2026-06-02
    days on market $150,000 Active 42 DOM
13. 2026-06-01
    days on market $150,000 Active 41 DOM
14. 2026-05-31
    days on market $150,000 Active 40 DOM
15. 2026-05-30
    days on market $150,000 Active 39 DOM
16. 2026-04-30
    price $150,000 595-char remark

    Show marketing remark (595 chars)

    This well-maintained 4-bedroom, 1.5-bath home sits on a large corner lot and offers an impressive garage with abundant storage and workshop space. The spacious kitchen features eat-in dining and flows seamlessly into the comfortable family room. The main floor includes two bedrooms and a beautifully updated ¾ bathroom. Upstairs, you’ll find two additional bedrooms, a versatile living area, and a convenient half bath. Numerous exterior updates enhance both curb appeal and long-term value. Don’t miss this fantastic opportunity, call today to schedule your private showing!

17. 2026-04-16
    listed $155,000 Active 595-char remark

    Show marketing remark (595 chars)

    This well-maintained 4-bedroom, 1.5-bath home sits on a large corner lot and offers an impressive garage with abundant storage and workshop space. The spacious kitchen features eat-in dining and flows seamlessly into the comfortable family room. The main floor includes two bedrooms and a beautifully updated ¾ bathroom. Upstairs, you’ll find two additional bedrooms, a versatile living area, and a convenient half bath. Numerous exterior updates enhance both curb appeal and long-term value. Don’t miss this fantastic opportunity, call today to schedule your private showing!

18. 2026-03-09
    price $155,000
19. 2026-01-16
    listed $160,000 Active
20. 2021-06-30
    soldstatus $95,000
21. 2021-06-30
    soldstatus $95,000
22. 2021-05-27
    listed $108,900

ⓘ 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: $1,862 · $155/mo
• Projected year-2 tax: $2,093 · $174/mo
• Expected delta: +$231/yr (+$19/mo · 12.4%)

ⓘ 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: −$8,290
• − Property taxes: −$1,862
• − Insurance: −$740
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$4,305
• Taxable income: $10,002
• Est. tax owed @ 24.0%: −$2,401
• After-tax cash flow: $9,384/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

+37.7% since first listed

7 events — show timeline

• 2026-04-30 Price Changed $150,000 IAR
• 2026-04-16 Listed $155,000 IAR
• 2026-03-09 Price Changed $155,000 IAR
• 2026-01-16 Listed $160,000 IAR
• 2021-06-30 Sold (Public Records) $95,000 Public Records
• 2021-06-30 Sold (MLS) $95,000 IAR
• 2021-05-27 Listed $108,900 IAR

Property tax history

+7.5%/yr

Latest (2025): $1,862 · +0.4% YoY. Source: county tax records.