604 Oakwood Dr · Webster City, IA 50595

$245,000

3 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 38 Days on market

Built 2008 0.32 ac lot $190/sqft · 8% above area Est $226k · 8% over

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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 +19.7/30.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Schools +5.1/10.0
• Livability +3.9/5.0
• ARV discount +3.7/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One owner ranch style home! 3 bedrooms on the main level, could be a 4th in the basement as egress window has been installed. Basement is somewhat finished and would take very little work to make a family room and bedroom downstairs. Beautiful kitchen cabinets were custom made by the seller. Lots of great natural light in the kitchen and sliding doors to the patio area in the backyard. Huge garage with tons of room (28 x 34) is just what the family needs for bikes, scooters, toys and vehicles. Lots of possibilties with this home so be sure to set up a time to check it out!

Key facts

• Zero-entry access
• Main floor laundry
• Massive garage

Tags

• MASSIVE GARAGE
• ZERO-ENTRY ACCESS
• TANKLESS WATER HEATER
• MAIN FLOOR LAUNDRY
• FOURTH BEDROOM FRAMED

Property features AI

Finance

• Other: Located in HOME 5TH ADD subdivision; Directions: From Superior, turn East on Bicentennial, then left on Oakwood Dr.

Exterior

• Parking: Attached garage with 2 spaces; Concrete parking surface
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Lot approximately 0.32 acres (118' x 116')

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced-air heating
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $245k).
• Recommended offer: $238k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 38 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $237,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.02% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.02%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $225,876
• List price: $245,000
• Delta: 8.47%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 Oakwood Dr	0.08mi	4/3.0 (+1)	1,329 (+3%)	9mo	$305,000	$229	75
116 Bicentennial Ct	0.15mi	3/2.5	1,214 (-6%)	23mo	$220,000	$181	62
2505 Delaware Dr	0.09mi	3/3.0	1,476 (+15%)	19mo	$235,000	$159	52
2020 Edgewood Dr	0.53mi	3/2.0	1,454 (+13%)	8mo	$199,000	$137	47

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: -8.5%
• Equity multiple: 0.69×
• Total profit: $-21,380
• Equity at exit: $36,530

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $5,069
• Equity at exit: $21,183

Cash invested: $68,600 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$301 /mo · $3,612/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $287

Break-even live

Break-even rent $2,137

Max offer price $245,000

Occupancy floor 84%

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: $61,250
• Closing costs: $7,350
• 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	1.31mi

Listing history 19 events

1. 2026-06-19
   days on market $245,000 Active 38 DOM
2. 2026-06-18
   days on market $245,000 Active 37 DOM
3. 2026-06-17
   days on market $245,000 Active 36 DOM
4. 2026-06-16
   days on market $245,000 Active 35 DOM
5. 2026-06-15
   days on market $245,000 Active 34 DOM
6. 2026-06-14
   days on market $245,000 Active 32 DOM
7. 2026-06-12
   days on market $245,000 Active 31 DOM
8. 2026-06-09
   days on market $245,000 Active 28 DOM
9. 2026-06-08
   days on market $245,000 Active 27 DOM
10. 2026-06-07
    days on market $245,000 Active 26 DOM
11. 2026-06-03
    days on market $245,000 Active 22 DOM
12. 2026-06-02
    days on market $245,000 Active 21 DOM
13. 2026-06-01
    days on market $245,000 Active 20 DOM
14. 2026-05-31
    days on market $245,000 Active 19 DOM
15. 2026-05-30
    days on market $245,000 Active 18 DOM
16. 2026-05-12
    listed $245,000 Active 1198-char remark
17. 2022-07-27
    soldstatus $180,000 579-char remark

    Show marketing remark (579 chars)

    One owner ranch style home! 3 bedrooms on the main level, could be a 4th in the basement as egress window has been installed. Basement is somewhat finished and would take very little work to make a family room and bedroom downstairs. Beautiful kitchen cabinets were custom made by the seller. Lots of great natural light in the kitchen and sliding doors to the patio area in the backyard. Huge garage with tons of room (28 x 34) is just what the family needs for bikes, scooters, toys and vehicles. Lots of possibilties with this home so be sure to set up a time to check it out!

18. 2022-07-27
    soldstatus $180,000

    Show marketing remark (579 chars)

    One owner ranch style home! 3 bedrooms on the main level, could be a 4th in the basement as egress window has been installed. Basement is somewhat finished and would take very little work to make a family room and bedroom downstairs. Beautiful kitchen cabinets were custom made by the seller. Lots of great natural light in the kitchen and sliding doors to the patio area in the backyard. Huge garage with tons of room (28 x 34) is just what the family needs for bikes, scooters, toys and vehicles. Lots of possibilties with this home so be sure to set up a time to check it out!

19. 2022-04-08
    listed $189,000 579-char remark

    Show marketing remark (579 chars)

    One owner ranch style home! 3 bedrooms on the main level, could be a 4th in the basement as egress window has been installed. Basement is somewhat finished and would take very little work to make a family room and bedroom downstairs. Beautiful kitchen cabinets were custom made by the seller. Lots of great natural light in the kitchen and sliding doors to the patio area in the backyard. Huge garage with tons of room (28 x 34) is just what the family needs for bikes, scooters, toys and vehicles. Lots of possibilties with this home so be sure to set up a time to check it out!

ⓘ 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: $3,612 · $301/mo
• Projected year-2 tax: $3,729 · $311/mo
• Expected delta: +$117/yr (+$10/mo · 3.2%)

ⓘ 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 3/10 Moderate 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: $30,000
• − Mortgage interest: −$13,724
• − Property taxes: −$3,612
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$7,127
• Taxable loss: −$488
• Est. tax savings @ 24.0%: +$117
• After-tax cash flow: $3,562/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

+29.6% since first listed

4 events — show timeline

• 2026-05-12 Listed $245,000 IAR
• 2022-07-27 Sold (Public Records) $180,000 Public Records
• 2022-07-27 Sold (MLS) $180,000 IAR
• 2022-04-08 Listed $189,000 IAR

Property tax history

+1.7%/yr

Latest (2025): $3,612 · +0.4% YoY. Source: county tax records.