101 2nd Ave · Webb, IA 51366

$160,000

3 bd · 2.0 ba · 1,450 sqft · SingleFamily public records · 89 Days on market

Built 1917 0.33 ac lot $110/sqft · 83% above area ↓ 14% 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 +13.5/30.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• DSCR +4.1/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

HOBBYIST & TRADESMAN’S DREAM! Stop looking for storage and start working in over 1,600 SF of garage and workshop space spread across three dedicated structures—including a 600 SF detached shop and a 2-stall attached garage built in 2004. This colonial-style 4-bedroom home sits on a massive 0.33-acre double lot in the heart of Webb, offering unparalleled space for equipment, vehicles, or a home business. Enjoy total peace of mind with extensive high-ticket renovations: a brand new roof, fascia, and soffit (2026), fresh siding, and a fully updated electrical panel with all-new wiring. The interior features a blend of classic charm and modern updates, including original hardwood floors in the bedrooms, new PEX plumbing, a new hot water heater, and fresh paint and texture throughout. With a full basement and an enclosed porch, this property delivers massive square footage and mechanical reliability at an incredible value.

Key facts

• 0.33 acre double lot
• Updated pex plumbing
• New hot water heater

Tags

• 0.33 ACRE DOUBLE LOT
• NEW ROOF
• NEW ELECTRICAL PANEL
• UPDATED PEX PLUMBING
• NEW HOT WATER HEATER
• NEW SUMP PUMP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $6 ($74/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 $126k (21.5% below list).
• Recommended offer: $126k (21.5% below list) — sets the bar for 1% rule.

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: 2 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 $9k of equity ($1k loan paydown + $8k 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 $45k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,679 (21.5% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 10.6

CMA / ARV

• ARV (median comp): $87,296
• List price: $160,000
• Delta: 83.28%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
514 Boyden St	0.27mi	2/2.0 (-1)	1,620 (+12%)	7mo	$93,000	$57	57

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 13.3%
• Equity multiple: 1.85×
• Total profit: $38,181
• Equity at exit: $91,698

10-year hold

• IRR: 14.1%
• Equity multiple: 3.56×
• Total profit: $114,564
• Equity at exit: $159,115

Cash invested: $44,800 (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: 2
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,257 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$81 /mo · $972/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $6

Break-even live

Break-even rent $1,249

Max offer price $160,000

Occupancy floor 95%

Sensitivity live

Price	-10% $97	-5% $51	+0% $6	+5% $-39	+10% $-84
Rent	-10% $-93	-5% $-44	+0% $6	+5% $56	+10% $105
Rate	-1.0pp $87	-0.5pp $47	base $6	+0.5pp $-35	+1.0pp $-77

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $160,000 Active 89 DOM
2. 2026-06-18
   days on market $160,000 Active 87 DOM
3. 2026-06-17
   days on market $160,000 Active 86 DOM
4. 2026-06-16
   days on market $160,000 Active 85 DOM
5. 2026-06-15
   days on market $160,000 Active 84 DOM
6. 2026-06-13
   days on market $160,000 Active 82 DOM
7. 2026-06-12
   days on market $160,000 Active 81 DOM
8. 2026-06-09
   days on market $160,000 Active 78 DOM
9. 2026-06-08
   days on market $160,000 Active 77 DOM
10. 2026-06-07
    days on market $160,000 Active 76 DOM
11. 2026-06-07
    days on market $160,000 Active 75 DOM
12. 2026-06-04
    days on market $160,000 Active 72 DOM
13. 2026-06-02
    days on market $160,000 Active 71 DOM
14. 2026-06-01
    days on market $160,000 Active 70 DOM
15. 2026-05-31
    days on market $160,000 Active 69 DOM
16. 2026-05-31
    days on market $160,000 Active 68 DOM
17. 2026-05-18
    price $160,000 949-char remark

    Show marketing remark (949 chars)

    HOBBYIST & TRADESMAN’S DREAM! Stop looking for storage and start working in over 1,600 SF of garage and workshop space spread across three dedicated structures—including a 600 SF detached shop and a 2-stall attached garage built in 2004. This colonial-style 4-bedroom home sits on a massive 0.33-acre double lot in the heart of Webb, offering unparalleled space for equipment, vehicles, or a home business. Enjoy total peace of mind with extensive high-ticket renovations: a brand new roof, fascia, and soffit (2026), fresh siding, and a fully updated electrical panel with all-new wiring. The interior features a blend of classic charm and modern updates, including original hardwood floors in the bedrooms, new PEX plumbing, a new hot water heater, and fresh paint and texture throughout. With a full basement and an enclosed porch, this property delivers massive square footage and mechanical reliability at an incredible value.

18. 2026-04-20
    price $170,000 949-char remark

    Show marketing remark (949 chars)

    HOBBYIST & TRADESMAN’S DREAM! Stop looking for storage and start working in over 1,600 SF of garage and workshop space spread across three dedicated structures—including a 600 SF detached shop and a 2-stall attached garage built in 2004. This colonial-style 4-bedroom home sits on a massive 0.33-acre double lot in the heart of Webb, offering unparalleled space for equipment, vehicles, or a home business. Enjoy total peace of mind with extensive high-ticket renovations: a brand new roof, fascia, and soffit (2026), fresh siding, and a fully updated electrical panel with all-new wiring. The interior features a blend of classic charm and modern updates, including original hardwood floors in the bedrooms, new PEX plumbing, a new hot water heater, and fresh paint and texture throughout. With a full basement and an enclosed porch, this property delivers massive square footage and mechanical reliability at an incredible value.

19. 2026-03-23
    listed $185,000 Active 949-char remark

    Show marketing remark (949 chars)

    HOBBYIST & TRADESMAN’S DREAM! Stop looking for storage and start working in over 1,600 SF of garage and workshop space spread across three dedicated structures—including a 600 SF detached shop and a 2-stall attached garage built in 2004. This colonial-style 4-bedroom home sits on a massive 0.33-acre double lot in the heart of Webb, offering unparalleled space for equipment, vehicles, or a home business. Enjoy total peace of mind with extensive high-ticket renovations: a brand new roof, fascia, and soffit (2026), fresh siding, and a fully updated electrical panel with all-new wiring. The interior features a blend of classic charm and modern updates, including original hardwood floors in the bedrooms, new PEX plumbing, a new hot water heater, and fresh paint and texture throughout. With a full basement and an enclosed porch, this property delivers massive square footage and mechanical reliability at an incredible value.

ⓘ 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: $972 · $81/mo
• Projected year-2 tax: $1,742 · $145/mo
• Expected delta: +$770/yr (+$64/mo · 79.2%)

ⓘ 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 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: $15,081
• − Mortgage interest: −$8,962
• − Property taxes: −$972
• − Insurance: −$800
• − Repairs & maintenance: −$1,207
• − Management: −$1,207
• − Depreciation: −$4,655
• Taxable loss: −$2,721
• Est. tax savings @ 24.0%: +$653
• After-tax cash flow: $727/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

• Census place: Webb, IA
• 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

-13.5% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $160,000 Iowa Great Lakes BOR
• 2026-04-20 Price Changed $170,000 Iowa Great Lakes BOR
• 2026-03-23 Listed $185,000 Iowa Great Lakes BOR

Property tax history

+6.2%/yr

Latest (2025): $972 · +21.8% YoY. Source: county tax records.