811 16th St NE · Mason City, IA 50401

$124,900

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 69 Days on market

Built 1950 6,600 sqft lot $145/sqft · 17% above area Est $106k · 17% over

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Why this score? — see what drove the C- 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 +24.8/30.0
• DSCR +8.1/10.0
• 1% rule +6.2/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into this beautifully renovated 3 bed, 1 bath home perfectly located right next to the Highland Golf course in Mason City! Featuring brand new carpet, fresh paint, modern fixtures throughout, and much more; this home offers a clean, move-in-ready feel from top to bottom. Enjoy a spacious garage for all your storage or workshop needs, plus a large backyard perfect for relaxing or entertaining as well the spacious basement! The recently poured extended driveway provides plenty of parking and added convenience. Whether you’re looking for a personal home, or investment property this house checks all the boxes! Don’t miss out on this beautiful turn key property for a great price !

Key facts

• Renovated home
• Large backyard
• Spacious garage

Tags

• RENOVATED HOME
• SPACIOUS GARAGE
• LARGE BACKYARD
• EXTENDED DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 1 comparable units currently listed for rent nearby; 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 $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; list at $125k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 1.12% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.11%
• DSCR: 1.41
• GRM: 7.5

CMA / ARV

• ARV (median comp): $106,409
• List price: $124,900
• Delta: 17.38%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
729 17th St NE	0.09mi	3/1.0	972 (+12%)	8mo	$112,000	$115	69
650 13th St NE	0.36mi	3/1.0	864 (0%)	18mo	$86,400	$100	68
1538 N Hampshire Ave	0.15mi	3/1.0	972 (+12%)	7mo	$117,000	$120	67
1436 N Rhode Island Ave	0.15mi	3/1.5	804 (-7%)	24mo	$70,000	$87	60
1024 16th St NE	0.23mi	2/1.0 (-1)	744 (-14%)	2mo	$33,000	$44	60
832 9th St NE	0.53mi	2/1.0 (-1)	962 (+11%)	1mo	$117,500	$122	50
1008 N Hampshire Ave	0.49mi	2/0.8 (-1)	784 (-9%)	7mo	$128,500	$164	50
808 9th St NE	0.54mi	2/1.0 (-1)	778 (-10%)	5mo	$94,000	$121	49
829 12th St NE	0.37mi	2/1.0 (-1)	766 (-11%)	22mo	$125,000	$163	40

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: -2.5%
• Equity multiple: 0.90×
• Total profit: $-3,323
• Equity at exit: $18,623

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $18,901
• Equity at exit: $10,799

Cash invested: $34,972 (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 50401

• Active inventory: 153
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$130 /mo · $1,554/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $266

Break-even live

Break-even rent $1,059

Max offer price $124,900

Occupancy floor 76%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	43d	1	1.28mi

Listing history 18 events

1. 2026-06-18
   days on market $124,900 Active 69 DOM
2. 2026-06-17
   days on market $124,900 Active 68 DOM
3. 2026-06-16
   days on market $124,900 Active 67 DOM
4. 2026-06-15
   days on market $124,900 Active 66 DOM
5. 2026-06-13
   days on market $124,900 Active 64 DOM
6. 2026-06-12
   days on market $124,900 Active 63 DOM
7. 2026-06-09
   days on market $124,900 Active 60 DOM
8. 2026-06-08
   days on market $124,900 Active 59 DOM
9. 2026-06-07
   days on market $124,900 Active 58 DOM
10. 2026-06-07
    days on market $124,900 Active 57 DOM
11. 2026-06-04
    days on market $124,900 Active 54 DOM
12. 2026-06-02
    days on market $124,900 Active 53 DOM
13. 2026-06-01
    days on market $124,900 Active 52 DOM
14. 2026-05-31
    days on market $124,900 Active 51 DOM
15. 2026-05-31
    days on market $124,900 Active 50 DOM
16. 2026-05-10
    price $131,500 701-char remark

    Show marketing remark (701 chars)

    Step into this beautifully renovated 3 bed, 1 bath home perfectly located right next to the Highland Golf course in Mason City! Featuring brand new carpet, fresh paint, modern fixtures throughout, and much more; this home offers a clean, move-in-ready feel from top to bottom. Enjoy a spacious garage for all your storage or workshop needs, plus a large backyard perfect for relaxing or entertaining as well the spacious basement! The recently poured extended driveway provides plenty of parking and added convenience. Whether you’re looking for a personal home, or investment property this house checks all the boxes! Don’t miss out on this beautiful turn key property for a great price !

17. 2026-04-10
    listed $139,000 Active 701-char remark

    Show marketing remark (701 chars)

    Step into this beautifully renovated 3 bed, 1 bath home perfectly located right next to the Highland Golf course in Mason City! Featuring brand new carpet, fresh paint, modern fixtures throughout, and much more; this home offers a clean, move-in-ready feel from top to bottom. Enjoy a spacious garage for all your storage or workshop needs, plus a large backyard perfect for relaxing or entertaining as well the spacious basement! The recently poured extended driveway provides plenty of parking and added convenience. Whether you’re looking for a personal home, or investment property this house checks all the boxes! Don’t miss out on this beautiful turn key property for a great price !

18. 2011-06-09
    soldstatus $77,500

ⓘ 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: $1,554 · $130/mo
• Projected year-2 tax: $1,757 · $146/mo
• Expected delta: +$203/yr (+$17/mo · 13.1%)

ⓘ 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 ≥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: $16,740
• − Mortgage interest: −$6,996
• − Property taxes: −$1,554
• − Insurance: −$624
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$3,633
• Taxable income: $1,253
• Est. tax owed @ 24.0%: −$301
• After-tax cash flow: $2,885/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

+69.7% since first listed

3 events — show timeline

• 2026-05-10 Price Changed $131,500 Greater Mason BOR
• 2026-04-10 Listed $139,000 Greater Mason BOR
• 2011-06-09 Sold (Public Records) $77,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $1,554 · +2.9% YoY. Source: county tax records.