552 8th St SE · Mason City, IA 50401

$100,000

3 bd · 1.0 ba · 1,461 sqft · SingleFamily public records · 60 Days on market

Built 1906 8,712 sqft lot $68/sqft · 14% below area Est $117k · 14% under

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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
• ARV discount +14.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming three bedroom property tucked away on the southeast side of mason city on the corner of 8th and Carolina Ave. This home offers a great option with everything you need to move right in as well as options to make this home improved and your very own. Inside you will find three bedrooms and one bathroom on the upper level with a nice open kitchen, open formal dinning room, spacious living room, and a great entry area with open banister that catches the eye as you walk in the front door off the enclosed porch all off the main level of the home. followed by the potential of a living quarters in the basement with partially finished open living area and an additional non conforming 4th bedroom option. The basement has its own separate room for laundry and the utility items. Large yard off the back of the house with detached garage. Schedule a personal showing today to see it in person!

Key facts

• Formal dining room
• Entry area
• Open kitchen

Tags

• OPEN KITCHEN
• FORMAL DINING ROOM
• SPACIOUS LIVING ROOM
• ENTRY AREA
• LIVING QUARTERS IN BASEMENT
• SEPARATE ROOM FOR LAUNDRY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 5.2% in Mason 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 81/100 on livability (#67 in IA, #1,477 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F.
• Mason City Community School District (town): math 50% / reading 58% proficiency, ranked #271 of 289 in IA (top 94%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 153 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 54 units permitted in Cerro Gordo County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cerro Gordo County population projected at -18% 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $100k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.54% ✓
• Cap rate: 12.63%
• Cash-on-cash: 22.64%
• DSCR: 2.01
• GRM: 5.4

CMA / ARV

• ARV (median comp): $116,787
• List price: $100,000
• Delta: -14.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 S Washington Ave	0.55mi	3/1.5	1,456 (-0%)	2mo	$114,000	$78	70
115 S Hampshire Pl Pl	0.49mi	3/1.8	1,440 (-1%)	3mo	$166,000	$115	69
308 15th St SE	0.49mi	3/1.5	1,404 (-4%)	1mo	$136,500	$97	67
1806 S Hampshire Ave	0.70mi	3/1.0	1,471 (+1%)	2mo	$143,900	$98	65
690 16th St SE	0.55mi	2/1.0 (-1)	1,527 (+4%)	3mo	$132,000	$86	59
438 4th St SE	0.32mi	3/1.5	1,652 (+13%)	3mo	$172,000	$104	59
12 12th St SE	0.52mi	4/1.8 (+1)	1,528 (+5%)	3mo	$135,000	$88	57
694 15th St SE	0.49mi	3/1.5	1,638 (+12%)	1mo	$167,000	$102	55
320 1st NE #307 St #307	0.66mi	2/2.0 (-1)	1,418 (-3%)	3mo	$255,000	$180	52
708 16th St SE	0.56mi	3/1.0	1,662 (+14%)	0mo	$142,000	$85	51
616 S President Ave	0.64mi	4/2.0 (+1)	1,374 (-6%)	3mo	$123,000	$90	49
32 S Tennessee Ave	0.73mi	3/1.2	1,308 (-10%)	2mo	$169,000	$129	46

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: 15.5%
• Equity multiple: 1.62×
• Total profit: $17,455
• Equity at exit: $14,910

10-year hold

• IRR: 24.2%
• Equity multiple: 3.09×
• Total profit: $58,595
• Equity at exit: $8,646

Cash invested: $28,000 (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 50401

• Active inventory: 153
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,536 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$119 /mo · $1,428/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $528

Break-even live

Break-even rent $867

Max offer price $100,000

Occupancy floor 61%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 N Delaware Ave Unit 211 Mason City, IA	2.0	1.0	919	$1,395	$1.52	44d	1	0.76mi
215 2nd St SW Unit 100-210 Mason City, IA	3.0	2.0	1273	$1,580	$1.24	44d	1	0.81mi
12 2nd St NE Unit 6 Mason City, IA	2.0	1.0	1296	$1,600	$1.23	44d	1	0.83mi

Listing history 25 events

1. 2026-06-18
   days on market $100,000 Active 60 DOM
2. 2026-06-17
   days on market $100,000 Active 59 DOM
3. 2026-06-16
   days on market $100,000 Active 58 DOM
4. 2026-06-15
   days on market $100,000 Active 57 DOM
5. 2026-06-13
   days on market $100,000 Active 55 DOM
6. 2026-06-12
   days on market $100,000 Active 54 DOM
7. 2026-06-09
   days on market $100,000 Active 51 DOM
8. 2026-06-08
   days on market $100,000 Active 50 DOM
9. 2026-06-07
   days on market $100,000 Active 49 DOM
10. 2026-06-07
    days on market $100,000 Active 48 DOM
11. 2026-06-04
    days on market $100,000 Active 45 DOM
12. 2026-06-02
    days on market $100,000 Active 44 DOM
13. 2026-06-01
    days on market $100,000 Active 43 DOM
14. 2026-05-31
    days on market $100,000 Active 42 DOM
15. 2026-05-31
    days on market $100,000 Active 41 DOM
16. 2026-04-28
    price $115,000 918-char remark

    Show marketing remark (916 chars)

    Welcome to this charming three bedroom property tucked away on the southeast side of mason city on the corner of 8th and Carolina Ave. This home offers a great option with everything you need to move right in as well as options to make this home improved and your very own. Inside you will find three bedrooms and one bathroom on the upper level with a nice open kitchen, open formal dinning room, spacious living room, and a great entry area with open banister that catches the eye as you walk in the front door off the enclosed porch all off the main level of the home. followed by the potential of a living quarters in the basement with partially finished open living area and an additional non conforming 4th bedroom option. The basement has its own separate room for laundry and the utility items. Large yard off the back of the house with detached garage. Schedule a personal showing today to see it in person!

17. 2026-04-28
    price $115,000 916-char remark

    Show marketing remark (916 chars)

    Welcome to this charming three bedroom property tucked away on the southeast side of mason city on the corner of 8th and Carolina Ave. This home offers a great option with everything you need to move right in as well as options to make this home improved and your very own. Inside you will find three bedrooms and one bathroom on the upper level with a nice open kitchen, open formal dinning room, spacious living room, and a great entry area with open banister that catches the eye as you walk in the front door off the enclosed porch all off the main level of the home. followed by the potential of a living quarters in the basement with partially finished open living area and an additional non conforming 4th bedroom option. The basement has its own separate room for laundry and the utility items. Large yard off the back of the house with detached garage. Schedule a personal showing today to see it in person!

18. 2026-04-20
    listed $130,000 Active 916-char remark

    Show marketing remark (916 chars)

    Welcome to this charming three bedroom property tucked away on the southeast side of mason city on the corner of 8th and Carolina Ave. This home offers a great option with everything you need to move right in as well as options to make this home improved and your very own. Inside you will find three bedrooms and one bathroom on the upper level with a nice open kitchen, open formal dinning room, spacious living room, and a great entry area with open banister that catches the eye as you walk in the front door off the enclosed porch all off the main level of the home. followed by the potential of a living quarters in the basement with partially finished open living area and an additional non conforming 4th bedroom option. The basement has its own separate room for laundry and the utility items. Large yard off the back of the house with detached garage. Schedule a personal showing today to see it in person!

19. 2026-04-19
    listed $130,000 Active 918-char remark

    Show marketing remark (918 chars)

    Welcome to this charming three bedroom property tucked away on the southeast side of mason city on the corner of 8th and Carolina Ave. This home offers a great option with everything you need to move right in as well as options to make this home improved and your very own. Inside you will find three bedrooms and one bathroom on the upper level with a nice open kitchen, open formal dinning room, spacious living room, and a great entry area with open banister that catches the eye as you walk in the front door off the enclosed porch all off the main level of the home. followed by the potential of a living quarters in the basement with partially finished open living area and an additional non conforming 4th bedroom option. The basement has its own separate room for laundry and the utility items. Large yard off the back of the house with detached garage. Schedule a personal showing today to see it in person!

20. 2021-03-10
    soldstatus $50,000
21. 2016-03-02
    listed $59,900
22. 2014-11-14
    soldstatus $22,000
23. 2014-11-14
    soldstatus $22,000
24. 2014-04-23
    listed $37,900
25. 2014-04-23
    listed $37,900

ⓘ 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: $1,428 · $119/mo
• Projected year-2 tax: $1,499 · $125/mo
• Expected delta: +$71/yr (+$6/mo · 5.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥100°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: $18,429
• − Mortgage interest: −$5,602
• − Property taxes: −$1,428
• − Insurance: −$500
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$2,909
• Taxable income: $5,042
• Est. tax owed @ 24.0%: −$1,210
• After-tax cash flow: $5,128/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: Mason City Community School District
• NCES district ID: 1918780
• Math proficiency: 50% ▼ -1.00%
• Reading proficiency: 58% ▼ -7.00%
• Median HH income: $43,668
• Composite: 45.47/100
• National rank: #2614
• State rank: #271 of 289 in IA

Livability — Mason City

• Score: 81/100
• State rank: #67
• US rank: #1477

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mason City, IA
• City population: 28,818
• Population (ZIP): 28,818

Population outlook (Cerro Gordo County) Hauer SSP2

• Today (2025): 41,080 people
• By 2030: 39,746 · -3.2%
• By 2040: 36,608 · -10.9%
• By 2050: 33,682 · -18.0%
• By 2075: 29,702 · -27.7%
• By 2100: 27,399 · -33.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Two or more races 5% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Portuguese 12% Iranian 2% Lithuanian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Cerro Gordo

• 2024 margin: R (+11.7) · D 43.4% · R 55.0% · Other 1.6%
• 2008→2024 swing: -32.5pp toward R · 2008: 20.8pp · 2024: -11.7pp
• All cycles: 2024: R+11.7 2020: R+6.3 2016: R+7.7 2012: D+13.2 2008: D+20.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -130.01%
• Current HPI: 199.1966
• 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

+203.4% since first listed

10 events — show timeline

• 2026-04-28 Price Changed $115,000 Greater Mason BOR
• 2026-04-28 Price Changed $115,000 IAR
• 2026-04-20 Listed $130,000 IAR
• 2026-04-19 Listed $130,000 Greater Mason BOR
• 2021-03-10 Sold (Public Records) $50,000 Public Records
• 2016-03-02 Listed $59,900 Greater Mason BOR
• 2014-11-14 Sold (MLS) $22,000 Greater Mason BOR
• 2014-11-14 Sold (MLS) $22,000 IAR
• 2014-04-23 Listed $37,900 Greater Mason BOR
• 2014-04-23 Listed $37,900 IAR

Property tax history

+4.1%/yr

Latest (2025): $1,428 · +2.9% YoY. Source: county tax records.