1217 Nancy Ln · Webster City, IA 50595

$221,900

3 bd · 2.0 ba · 1,971 sqft · SingleFamily public records · 32 Days on market

Built 1964 8,276 sqft lot Est $175k · 26% over

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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 +25.3/30.0
• DSCR +8.3/10.0
• 1% rule +6.3/10.0
• Schools +5.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bed 2 bath ranch home in Webster City is an absolute must see! When you first walk in you'll notice the beautiful hardwood floors in the open concept kitchen, dining and living room making this home great for entertaining. You'll enjoy cooking in your kitchen with newer stainless steel appliances, granite countertops, undercabinet lighting and an island for extra seating. Spacious living room area with new sliding glass door leading out to the impressive 20 x 20 deck. Main floor laundry conveniently located in the bathroom with double sinks and plenty of storage. Three nice sized bedroom on the main floor, two bedrooms have double closets. Downstairs is a huge newly finished family room, another bathroom and an extra storage room. The owners have done lots of improvements to this great property, including waterproofing the basement (transferrable warranty), newer windows, doors, flooring, paint, roof, 10 x 20 shed and excellent landscaping!

Key facts

• New landscaping
• New vinyl fencing
• Storage shed

Tags

• OPEN-CONCEPT LAYOUT
• COMPOSITE DECK
• FENCED BACKYARD
• NEW VINYL FENCING
• STORAGE SHED
• NEW LANDSCAPING

Property features AI

Exterior

• Parking: Attached concrete garage with 2 parking spaces
• Utilities: Public sewer
• Home design: Single-family residence
• Construction: HardiPlank exterior; Below-grade finished area (595); Residential construction
• Exterior features: Lot approximately 0.19 acres (81 x 100); Subdivision: SUNSET HEIGHTS 3RD

Interior

• Bathrooms: Two 3/4 bathrooms; One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished basement area (partially below grade)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $222k.

Deal economics

• At list price, monthly cash flow is $502 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $222k).
• Recommended offer: $215k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 2 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 $180k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $215,243 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1964 — 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: 1.13% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.69%
• DSCR: 1.43
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $175,419
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1507 Grand St	0.32mi	3/1.0	1,976 (+0%)	12mo	$140,000	$71	71
907 Walnut St	0.44mi	4/2.5 (+1)	1,973 (+0%)	4mo	$180,000	$91	69
1408 Locust St	0.28mi	3/3.0	2,028 (+3%)	13mo	$168,000	$83	67
1508 Collins St	0.34mi	4/2.5 (+1)	2,127 (+8%)	1mo	$222,000	$104	63
1409 Grove St	0.30mi	3/2.0	1,724 (-12%)	3mo	$235,000	$136	62
808 Elm St	0.58mi	3/2.0	2,073 (+5%)	5mo	$185,000	$89	60
924 Walnut St	0.39mi	3/2.0	1,724 (-12%)	2mo	$63,050	$37	59
714 Walnut St	0.66mi	3/2.0	2,018 (+2%)	10mo	$157,000	$78	57
1021 Water St	0.37mi	3/1.5	1,752 (-11%)	9mo	$145,000	$83	55
805 Cedar St	0.55mi	3/2.0	1,755 (-11%)	6mo	$187,000	$107	51
1314 Des Moines St	0.70mi	3/2.5	2,102 (+7%)	6mo	$180,000	$86	49
637 Boone St	0.71mi	4/2.5 (+1)	1,838 (-7%)	4mo	$165,000	$90	45

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-4,003
• Equity at exit: $33,086

10-year hold

• IRR: 8.0%
• Equity multiple: 1.61×
• Total profit: $37,663
• Equity at exit: $19,186

Cash invested: $62,132 (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: 7.4×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,164
• Tax from tax record: −$217 /mo · $2,606/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $502

Break-even live

Break-even rent $1,865

Max offer price $221,900

Occupancy floor 75%

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: $55,475
• Closing costs: $6,657
• 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	0.86mi

Listing history 21 events

1. 2026-06-19
   days on market $221,900 Active 32 DOM
2. 2026-06-18
   days on market $221,900 Active 31 DOM
3. 2026-06-17
   days on market $221,900 Active 30 DOM
4. 2026-06-16
   days on market $221,900 Active 29 DOM
5. 2026-06-16
   price $221,900 Active 28 DOM
6. 2026-06-15
   days on market $224,900 Active 28 DOM
7. 2026-06-14
   days on market $224,900 Active 26 DOM
8. 2026-06-12
   days on market $224,900 Active 25 DOM
9. 2026-06-09
   days on market $224,900 Active 22 DOM
10. 2026-06-08
    days on market $224,900 Active 21 DOM
11. 2026-06-07
    days on market $224,900 Active 20 DOM
12. 2026-06-03
    days on market $224,900 Active 16 DOM
13. 2026-06-02
    days on market $224,900 Active 15 DOM
14. 2026-06-01
    days on market $224,900 Active 14 DOM
15. 2026-05-31
    days on market $224,900 Active 13 DOM
16. 2026-05-30
    days on market $224,900 Active 12 DOM
17. 2026-05-18
    listed $224,900 Active
18. 2021-11-19
    soldstatus $180,000
19. 2021-11-15
    soldstatus $180,000 961-char remark

    Show marketing remark (961 chars)

    This 3 bed 2 bath ranch home in Webster City is an absolute must see! When you first walk in you'll notice the beautiful hardwood floors in the open concept kitchen, dining and living room making this home great for entertaining. You'll enjoy cooking in your kitchen with newer stainless steel appliances, granite countertops, undercabinet lighting and an island for extra seating. Spacious living room area with new sliding glass door leading out to the impressive 20 x 20 deck. Main floor laundry conveniently located in the bathroom with double sinks and plenty of storage. Three nice sized bedroom on the main floor, two bedrooms have double closets. Downstairs is a huge newly finished family room, another bathroom and an extra storage room. The owners have done lots of improvements to this great property, including waterproofing the basement (transferrable warranty), newer windows, doors, flooring, paint, roof, 10 x 20 shed and excellent landscaping!

20. 2021-09-22
    listed $189,900 961-char remark

    Show marketing remark (961 chars)

    This 3 bed 2 bath ranch home in Webster City is an absolute must see! When you first walk in you'll notice the beautiful hardwood floors in the open concept kitchen, dining and living room making this home great for entertaining. You'll enjoy cooking in your kitchen with newer stainless steel appliances, granite countertops, undercabinet lighting and an island for extra seating. Spacious living room area with new sliding glass door leading out to the impressive 20 x 20 deck. Main floor laundry conveniently located in the bathroom with double sinks and plenty of storage. Three nice sized bedroom on the main floor, two bedrooms have double closets. Downstairs is a huge newly finished family room, another bathroom and an extra storage room. The owners have done lots of improvements to this great property, including waterproofing the basement (transferrable warranty), newer windows, doors, flooring, paint, roof, 10 x 20 shed and excellent landscaping!

21. 2015-07-16
    soldstatus $110,000

ⓘ 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: $2,606 · $217/mo
• Projected year-2 tax: $3,045 · $254/mo
• Expected delta: +$439/yr (+$37/mo · 16.8%)

ⓘ 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 3/10 Moderate 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: −$12,430
• − Property taxes: −$2,606
• − Insurance: −$1,110
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$6,455
• Taxable income: $2,599
• Est. tax owed @ 24.0%: −$624
• After-tax cash flow: $5,397/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

+104.5% since first listed

5 events — show timeline

• 2026-05-18 Listed $224,900 IAR
• 2021-11-19 Sold (Public Records) $180,000 Public Records
• 2021-11-15 Sold (MLS) $180,000 IAR
• 2021-09-22 Listed $189,900 IAR
• 2015-07-16 Sold (Public Records) $110,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,606 · +0.4% YoY. Source: county tax records.