1310 Division St · Webster City, IA 50595

$25,000

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 4 Days on market

Built 1900 0.25 ac lot

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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
• 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

This property is a great investment opportunity!

Key facts

• 0.25 acre lot
• Garage
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($825 rent vs $25k).
• Cap rate 27.6% 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; 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $25,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.30% ✓
• Cap rate: 27.62%
• Cash-on-cash: 76.15%
• DSCR: 4.39
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $100,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1310 Division St	0.00mi	3/1.0	900 (0%)	2mo	$25,250	$28	99
1201 Water St	0.17mi	2/1.0 (-1)	866 (-4%)	15mo	$68,950	$80	68
1013 Wood St	0.16mi	3/1.0	1,008 (+12%)	7mo	$125,000	$124	67
1012 Madsen Ave	0.14mi	2/1.0 (-1)	1,026 (+14%)	4mo	$115,000	$112	62
512 Grove St	0.45mi	3/1.5	960 (+7%)	7mo	$130,800	$136	60
1034 Elm St	0.36mi	2/1.0 (-1)	1,002 (+11%)	1mo	$63,500	$63	58
1117 Betsy Ln	0.52mi	3/1.0	960 (+7%)	11mo	$125,000	$130	56
923 Boone St	0.54mi	2/1.0 (-1)	826 (-8%)	2mo	$43,000	$52	54
1200 Betsy Ln	0.52mi	3/1.0	1,008 (+12%)	7mo	$75,000	$74	50
724 1st St	0.70mi	2/1.0 (-1)	936 (+4%)	11mo	$71,000	$76	47
1601 Sparboe Ct	0.56mi	2/1.0 (-1)	984 (+9%)	12mo	$123,000	$125	44
843 Webster St	0.69mi	2/1.5 (-1)	768 (-15%)	12mo	$90,000	$117	27

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: 76.1%
• Equity multiple: 4.47×
• Total profit: $24,276
• Equity at exit: $3,728

10-year hold

• IRR: 79.8%
• Equity multiple: 9.24×
• Total profit: $57,709
• Equity at exit: $2,162

Cash invested: $7,000 (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: 2.5×

Monthly cashflow live

• Estimated rent: $825 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$66 /mo · $792/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$173
• Net cashflow: $444

Break-even live

Break-even rent $263

Max offer price $25,000

Occupancy floor 41%

Sensitivity live

Price	-10% $458	-5% $451	+0% $444	+5% $437	+10% $430
Rent	-10% $379	-5% $412	+0% $444	+5% $477	+10% $509
Rate	-1.0pp $457	-0.5pp $451	base $444	+0.5pp $438	+1.0pp $431

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.77mi

Listing history 2 events

1. 2026-04-06
   status Pending
2. 2026-04-02
   listed $25,000 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: $792 · $66/mo
• Projected year-2 tax: $792 · $66/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 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: $9,900
• − Mortgage interest: −$1,400
• − Property taxes: −$792
• − Insurance: −$125
• − Repairs & maintenance: −$792
• − Management: −$792
• − Depreciation: −$727
• Taxable income: $5,271
• Est. tax owed @ 24.0%: −$1,265
• After-tax cash flow: $4,066/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 events — show timeline

• 2026-04-06 Pending — IAR
• 2026-04-02 Listed $25,000 IAR

Property tax history

+4.8%/yr

Latest (2025): $792 · +0.3% YoY. Source: county tax records.