1116 Bank St · Webster City, IA 50595

$119,900

3 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 2 Days on market

Built 1878 10,019 sqft lot Est $115k · at est.

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Why this score? — see what drove the C+ 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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +7.4/10.0
• ARV discount +5.5/15.0
• 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

Looking for a home you can make your own? Plenty of space here to make a great investment property or home you can live in and update as you wish.

Key facts

• New furnace
• Permanent siding
• Stylish new bath

Tags

• PERMANENT SIDING
• FULLY RENOVATED KITCHEN
• LARGE SINGLE-BASIN SINK
• REMODELED FULL BATH
• STYLISH NEW BATH
• NEW FURNACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 9.4% 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; 2 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 $829 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 $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 8y 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 $23k; list at $120k implies a 421% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1878 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,900

Questions for the listing agent

1. Built in 1878 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.09%
• DSCR: 1.49
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $114,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1116 Bank St	0.00mi	3/2.0	1,350 (0%)	1mo	$119,000	$88	99
1220 Meadow Ln	0.28mi	3/2.0	1,394 (+3%)	3mo	$84,000	$60	79
1010 1st St	0.19mi	3/1.5	1,406 (+4%)	6mo	$120,000	$85	77
1048 Walnut St	0.19mi	3/2.0	1,416 (+5%)	9mo	$62,500	$44	76
936 Elm St	0.23mi	3/1.0	1,291 (-4%)	9mo	$95,000	$74	71
1132 2nd St	0.20mi	3/2.0	1,181 (-12%)	6mo	$50,000	$42	65
1141 Water St	0.07mi	3/1.5	1,152 (-15%)	8mo	$150,000	$130	64
1214 Division Street St	0.13mi	4/1.0 (+1)	1,528 (+13%)	3mo	$146,900	$96	60
815 Boone St	0.45mi	2/2.0 (-1)	1,460 (+8%)	4mo	$55,000	$38	57
1208 Mary Ln	0.31mi	4/2.0 (+1)	1,176 (-13%)	12mo	$222,000	$189	49
501 Wood St	0.33mi	4/2.0 (+1)	1,152 (-15%)	8mo	$59,000	$51	48
417 W Curve Dr	0.51mi	4/1.0 (+1)	1,224 (-9%)	11mo	$105,000	$86	43

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $378
• Equity at exit: $17,877

10-year hold

• IRR: 10.0%
• Equity multiple: 1.77×
• Total profit: $25,957
• Equity at exit: $10,367

Cash invested: $33,572 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,487 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$186 /mo · $2,226/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $310

Break-even live

Break-even rent $1,094

Max offer price $119,900

Occupancy floor 74%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
639 2nd St Unit 1 Webster City, IA	2.0	1.0	900	$825	$0.92	43d	1	0.59mi
2505 N Terrace Dr Webster City, IA	3.0	2.0	1583	$2,500	$1.58	43d	1	1.15mi

Listing history 12 events

1. 2026-04-26
   status Pending
2. 2026-04-24
   listed $119,900 Active
3. 2025-01-26
   historical $1,100
4. 2025-01-14
   listed $1,100
5. 2023-12-16
   historical $1,000
6. 2023-11-23
   listed $1,000
7. 2023-09-11
   price $119,900
8. 2023-08-26
   status Active
9. 2023-08-08
   historical
10. 2023-07-28
    listed $129,900 Active
11. 2019-02-01
    soldstatus $23,000 146-char remark

    Show marketing remark (146 chars)

    Looking for a home you can make your own? Plenty of space here to make a great investment property or home you can live in and update as you wish.

12. 2018-10-10
    listed $29,900 146-char remark

    Show marketing remark (146 chars)

    Looking for a home you can make your own? Plenty of space here to make a great investment property or home you can live in and update as you wish.

ⓘ 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: $2,226 · $186/mo
• Projected year-2 tax: $2,226 · $186/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 3/10 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: $17,841
• − Mortgage interest: −$6,716
• − Property taxes: −$2,226
• − Insurance: −$600
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$3,488
• Taxable income: $1,956
• Est. tax owed @ 24.0%: −$470
• After-tax cash flow: $3,254/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

+301.0% since first listed

12 events — show timeline

• 2026-04-26 Pending — IAR
• 2026-04-24 Listed $119,900 IAR
• 2025-01-26 Rental Removed $1,100 APPFOLIO
• 2025-01-14 Listed for Rent $1,100 APPFOLIO
• 2023-12-16 Rental Removed $1,000 APPFOLIO
• 2023-11-23 Listed for Rent $1,000 APPFOLIO
• 2023-09-11 Price Changed $119,900 IAR
• 2023-08-26 Relisted — IAR
• 2023-08-08 Delisted — IAR
• 2023-07-28 Listed $129,900 IAR
• 2019-02-01 Sold (MLS) $23,000 IAR
• 2018-10-10 Listed $29,900 IAR

Property tax history

+12.6%/yr

Latest (2025): $2,226 · +87.1% YoY. Source: county tax records.