1200 Elm St · Webster City, IA 50595

$194,900

3 bd · 2.0 ba · 1,378 sqft · SingleFamily public records · 30 Days on market

Built 1944 6,970 sqft lot ↓ 3% since listing

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Why this score? — see what drove the D 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 +13.3/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• DSCR +4.0/10.0
• Livability +3.9/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This truly unique home offers space, versatility, and thoughtful updates throughout! Step inside to find fresh paint and new carpet creating a clean, inviting feel. The spacious living room flows into the walkthrough kitchen, which connects directly to the dining room creating a functional layout perfect for everyday living and entertaining. The main floor features two bedrooms conveniently located next to a full bathroom, while just a few steps up you’ll find the private primary bedroom complete with its own attached 3/4 bathroom. Downstairs, enjoy an additional nearly 400 sq. ft. of finished living space ideal for a second family room, rec area or home gym. The attic and basement al

Key facts

• Walkthrough kitchen
• Fresh paint
• New carpet

Tags

• FRESH PAINT
• NEW CARPET
• WALKTHROUGH KITCHEN
• PRIVATE PRIMARY BEDROOM
• ATTACHED 3/4 BATHROOM
• FINISHED LIVING SPACE

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Fiber cement exterior; Partial below-grade finished area of about 150 (basement)
• Exterior features: Lot approximately 0.16 acres (50 x 139); Corner lot location

Interior

• Bathrooms: Two full bathrooms; One three-quarter bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Finished basement area (partial finished below grade)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $2 ($20/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (15.9% below list).
• Recommended offer: $164k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Zoned schools: Sunset Heights Elementary School (math 57% / reading 52%, grade C, #462 of 616 statewide, top 79%, 288 students, 51% FRL); 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: 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 $1k of loan paydown is wiped out by about $6k 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 30 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1944 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $163,831 (15.9% below list)

Questions for the listing agent

1. Built in 1944 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $117,130
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1116 Bank St	0.15mi	3/2.0	1,350 (-2%)	1mo	$119,000	$88	89
1220 Meadow Ln	0.14mi	3/2.0	1,394 (+1%)	3mo	$84,000	$60	89
1048 Walnut St	0.14mi	3/2.0	1,416 (+3%)	9mo	$62,500	$44	81
1010 1st St	0.34mi	3/1.5	1,406 (+2%)	6mo	$120,000	$85	74
936 Elm St	0.27mi	3/1.0	1,291 (-6%)	9mo	$95,000	$74	65
413 E Curve Dr	0.56mi	3/2.0	1,360 (-1%)	12mo	$62,000	$46	62
1214 Division Street St	0.19mi	4/1.0 (+1)	1,528 (+11%)	3mo	$146,900	$96	61
815 Boone St	0.48mi	2/2.0 (-1)	1,460 (+6%)	4mo	$55,000	$38	59
1132 2nd St	0.32mi	3/2.0	1,181 (-14%)	6mo	$50,000	$42	56
1208 Mary Ln	0.17mi	4/2.0 (+1)	1,176 (-15%)	12mo	$222,000	$189	53
1207 James St	0.52mi	3/1.5	1,500 (+9%)	12mo	$285,000	$190	49
417 W Curve Dr	0.56mi	4/1.0 (+1)	1,224 (-11%)	11mo	$105,000	$86	37

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-31,486
• Equity at exit: $29,060

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-27,317
• Equity at exit: $16,851

Cash invested: $54,572 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,638 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$189 /mo · $2,272/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $2

Break-even live

Break-even rent $1,636

Max offer price $194,900

Occupancy floor 95%

Sensitivity live

Price	-10% $112	-5% $57	+0% $2	+5% $-54	+10% $-109
Rent	-10% $-128	-5% $-63	+0% $2	+5% $66	+10% $131
Rate	-1.0pp $100	-0.5pp $51	base $2	+0.5pp $-49	+1.0pp $-100

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: $48,725
• Closing costs: $5,847
• 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	45d	1	0.74mi
2505 N Terrace Dr Webster City, IA	3.0	2.0	1583	$2,500	$1.58	45d	1	1.04mi

Listing history 16 events

1. 2026-06-19
   days on market $194,900 Active 30 DOM
2. 2026-06-18
   days on market $194,900 Active 29 DOM
3. 2026-06-17
   days on market $194,900 Active 28 DOM
4. 2026-06-16
   days on market $194,900 Active 27 DOM
5. 2026-06-15
   days on market $194,900 Active 26 DOM
6. 2026-06-14
   days on market $194,900 Active 24 DOM
7. 2026-06-12
   days on market $194,900 Active 23 DOM
8. 2026-06-09
   days on market $194,900 Active 20 DOM
9. 2026-06-08
   days on market $194,900 Active 19 DOM
10. 2026-06-07
    pricedays on market $194,900 Active 18 DOM
11. 2026-06-03
    days on market $199,900 Active 14 DOM
12. 2026-06-02
    days on market $199,900 Active 13 DOM
13. 2026-06-01
    days on market $199,900 Active 12 DOM
14. 2026-05-31
    days on market $199,900 Active 11 DOM
15. 2026-05-30
    days on market $199,900 Active 10 DOM
16. 2026-05-20
    listed $199,900 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: $2,272 · $189/mo
• Projected year-2 tax: $2,666 · $222/mo
• Expected delta: +$394/yr (+$33/mo · 17.3%)

ⓘ 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: $19,660
• − Mortgage interest: −$10,917
• − Property taxes: −$2,272
• − Insurance: −$974
• − Repairs & maintenance: −$1,573
• − Management: −$1,573
• − Depreciation: −$5,670
• Taxable loss: −$3,320
• Est. tax savings @ 24.0%: +$797
• After-tax cash flow: $816/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

-2.5% since first listed

2 events — show timeline

• 2026-06-03 Price Changed $194,900 IAR
• 2026-05-20 Listed $199,900 IAR

Property tax history

+1.3%/yr

Latest (2025): $2,272 · +0.6% YoY. Source: county tax records.