4865 320th Ave · Webb, IA 51366

$75,050

4 bd · 2.0 ba · 1,872 sqft · SingleFamily public records · 22 Days on market

Built 1900 2.30 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
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

A home where privacy is supreme. Wooded grove perfect for pets and wildlife alike. Your attention will make this house your HOME. 5 bedroom, two bath, open living room, pleasant kitchen. Seller Pays: Buyer uses Premium Title Service, the Seller's preferred title partner and closing agent. This lets the Buyer bypass the title insurance fee, related search costs and reduced escrow / settlement fees, since the Seller will cover those charges. The average charges for title search and insurance is $1225 and escrow / settlement fees is $875, resulting in an overall savings of -$1660 for buyers, who opt for Premium Title Services.

Key facts

• 2.3 acre lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Attached gravel garage with 2 spaces
• Home design: Single-family residence; Two stories
• Construction: Wood siding; Asphalt roof
• Exterior features: Deck; Gravel road access

Interior

• Kitchen: Refrigerator
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Propane forced air heating
• Interior features: Eat-in kitchen; Full basement
• Laundry & utility: Washer; Dryer (main level)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $552 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#646 in IA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, health & safety D, schools F.
• Sioux Central Community School District (rural): math 68% / reading 73% proficiency, ranked #143 of 289 in IA (top 50%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 3 active listings in the ZIP; 11 units permitted in Clay County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($518 loan paydown + $4k appreciation (5.1% local appreciation)).
• Clay County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,924 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.76% ✓
• Cap rate: 15.12%
• Cash-on-cash: 31.53%
• DSCR: 2.40
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.11% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.8%
• Equity multiple: 3.52×
• Total profit: $52,917
• Equity at exit: $43,012

10-year hold

• IRR: 38.7%
• Equity multiple: 7.16×
• Total profit: $129,379
• Equity at exit: $74,635

Cash invested: $21,014 (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 51366

• Home prices YoY: 4.2%
• Active inventory: 3
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,321 medium
• Mortgage (P&I): −$394
• Tax from tax record: −$66 /mo · $797/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $552

Break-even live

Break-even rent $622

Max offer price $75,050

Occupancy floor 53%

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: $18,762
• Closing costs: $2,252
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   price $75,050 Active 22 DOM
2. 2026-06-18
   days on market $79,000 Active 22 DOM
3. 2026-06-17
   days on market $79,000 Active 21 DOM
4. 2026-06-16
   days on market $79,000 Active 20 DOM
5. 2026-06-15
   days on market $79,000 Active 19 DOM
6. 2026-06-13
   days on market $79,000 Active 17 DOM
7. 2026-06-12
   days on market $79,000 Active 16 DOM
8. 2026-06-09
   days on market $79,000 Active 13 DOM
9. 2026-06-08
   days on market $79,000 Active 12 DOM
10. 2026-06-07
    days on market $79,000 Active 11 DOM
11. 2026-06-07
    days on market $79,000 Active 10 DOM
12. 2026-06-04
    days on market $79,000 Active 7 DOM
13. 2026-06-02
    days on market $79,000 Active 6 DOM
14. 2026-06-01
    days on market $79,000 Active 5 DOM
15. 2026-05-31
    days on market $79,000 Active 4 DOM
16. 2026-05-31
    days on market $79,000 Active 3 DOM
17. 2026-05-27
    listed $79,000 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: $797 · $66/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$191/yr (+$16/mo · 23.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥101°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: $15,848
• − Mortgage interest: −$4,204
• − Property taxes: −$797
• − Insurance: −$375
• − Repairs & maintenance: −$1,268
• − Management: −$1,268
• − Depreciation: −$2,183
• Taxable income: $5,753
• Est. tax owed @ 24.0%: −$1,381
• After-tax cash flow: $5,244/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: Sioux Central Community School District
• NCES district ID: 1900023
• Math proficiency: 68% ▼ -4.00%
• Reading proficiency: 73% ▼ -3.00%
• Median HH income: $47,122
• Composite: 59.49/100
• National rank: #922
• State rank: #143 of 289 in IA

Livability — Webb

• Score: 63/100
• State rank: #646
• US rank: #14892

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment C- Housing A+ Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 335

Population outlook (Clay County) Hauer SSP2

• Today (2025): 16,277 people
• By 2030: 16,073 · -1.3%
• By 2040: 15,638 · -3.9%
• By 2050: 15,315 · -5.9%
• By 2075: 15,026 · -7.7%
• By 2100: 14,638 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Iranian 8% Scottish 7% Portuguese 5%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+43.2) · D 27.8% · R 71.0% · Other 1.2%
• 2008→2024 swing: -38.1pp toward R · 2008: -5.1pp · 2024: -43.2pp
• All cycles: 2024: R+43.2 2020: R+38.7 2016: R+42.4 2012: R+18.7 2008: R+5.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.11%
• Current HPI: 126.2555
• 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

1 event — show timeline

• 2026-05-27 Listed $79,000 Iowa Great Lakes BOR

Property tax history

+1.4%/yr

Latest (2025): $797 · -5.3% YoY. Source: county tax records.