1029 Division St · Webster City, IA 50595

$174,900

3 bd · 2.0 ba · 2,040 sqft · SingleFamily public records · 3 Days on market

Built 1906 0.28 ac lot Est $182k · at est.

---

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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +9.2/15.0
• 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

Spacious and full of charm, this 2-story home offers over 2,040 square feet of comfortable living space with room for everyone! Featuring 3+ bedrooms and 2 full baths. The main floor includes a huge bedroom, full bath, and convenient main-floor laundry located in the large, updated kitchen. You’ll love the abundance of cabinet space, extra storage, and room to gather in this inviting kitchen. Upstairs features two large bedrooms plus an additional smaller room that would make a perfect 4th bedroom, nursery, office, or hobby space, along with a second full bath. Relax and unwind on either of the covered porches — enjoy your morning coffee on the welcoming front porch or entertain

Key facts

• Alley access
• Covered porches
• Main floor laundry

Tags

• MAIN FLOOR LAUNDRY
• UPDATED KITCHEN
• ABUNDANCE OF CABINET SPACE
• COVERED PORCHES
• ALLEY ACCESS

Property features AI

Exterior

• Parking: Detached garage with garage door opener; 3 garage spaces
• Utilities: Public water; Public sewer; Circuit breaker electrical service
• Home design: Two-story single-family home; Residential property
• Construction: Vinyl siding
• Exterior features: Shingle roof

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Basement present; Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $786 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 11.7% 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 $1k of loan paydown is wiped out by about $5k 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 $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $130k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $174,900

Questions for the listing agent

1. Built in 1906 — 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. 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: 1.43% ✓
• Cap rate: 11.69%
• Cash-on-cash: 19.26%
• DSCR: 1.86
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $181,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
808 Elm St	0.37mi	3/2.0	2,073 (+2%)	5mo	$185,000	$89	75
907 Walnut St	0.30mi	4/2.5 (+1)	1,973 (-3%)	4mo	$180,000	$91	70
714 Walnut St	0.50mi	3/2.0	2,018 (-1%)	10mo	$157,000	$78	67
1314 Des Moines St	0.55mi	3/2.5	2,102 (+3%)	6mo	$180,000	$86	62
1021 Water St	0.13mi	3/1.5	1,752 (-14%)	9mo	$145,000	$83	61
1508 Collins St	0.68mi	4/2.5 (+1)	2,127 (+4%)	1mo	$222,000	$104	53
1408 Locust St	0.70mi	3/3.0	2,028 (-1%)	13mo	$168,000	$83	52
1507 Grand St	0.68mi	3/1.0	1,976 (-3%)	12mo	$140,000	$71	49
805 Cedar St	0.50mi	3/2.0	1,755 (-14%)	6mo	$187,000	$107	49
637 Boone St	0.57mi	4/2.5 (+1)	1,838 (-10%)	4mo	$165,000	$90	46
1418 Willson Ave	0.65mi	3/1.5	1,764 (-14%)	6mo	$74,000	$42	40
1513 Collins St St	0.67mi	3/2.5	1,768 (-13%)	15mo	$327,000	$185	32

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: 11.2%
• Equity multiple: 1.44×
• Total profit: $21,751
• Equity at exit: $26,078

10-year hold

• IRR: 20.2%
• Equity multiple: 2.71×
• Total profit: $83,514
• Equity at exit: $15,122

Cash invested: $48,972 (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: 5.8×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$199 /mo · $2,386/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $786

Break-even live

Break-even rent $1,505

Max offer price $174,900

Occupancy floor 64%

Sensitivity live

Price	-10% $885	-5% $836	+0% $786	+5% $737	+10% $687
Rent	-10% $589	-5% $687	+0% $786	+5% $885	+10% $984
Rate	-1.0pp $874	-0.5pp $831	base $786	+0.5pp $741	+1.0pp $695

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: $43,725
• Closing costs: $5,247
• 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	44d	1	1.21mi

Listing history 4 events

1. 2026-06-19
   days on market $174,900 Active 3 DOM
2. 2026-06-18
   days on market $174,900 Active 2 DOM
3. 2026-06-17
   remarks 687-char remark
4. 2026-06-17
   listed $174,900 Active 1 DOM

ⓘ 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: $2,386 · $199/mo
• Projected year-2 tax: $2,566 · $214/mo
• Expected delta: +$180/yr (+$15/mo · 7.5%)

ⓘ 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: $30,000
• − Mortgage interest: −$9,797
• − Property taxes: −$2,386
• − Insurance: −$874
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$5,088
• Taxable income: $7,054
• Est. tax owed @ 24.0%: −$1,693
• After-tax cash flow: $7,740/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

+34.6% since first listed

2 events — show timeline

• 2026-05-27 Listed $174,900 IAR
• 2009-09-11 Sold (Public Records) $129,900 Public Records

Property tax history

+3.3%/yr

Latest (2025): $2,386 · +0.5% YoY. Source: county tax records.