210 1st St SW · Mason City, IA 50401

$95,000

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 21 Days on market

Built 1920 2,904 sqft lot Est $135k · 30% under ↓ 14% since listing

---

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 +15.0/15.0
• 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

Great investment opportunity or affordable place to call HOME! This well-maintained 2-story offers spacious room sizes and a floor plan full of character. The main floor features a welcoming foyer with open staircase, comfortable living room, formal dining area, kitchen, and a fully enclosed front porch filled with natural light. Upstairs you’ll find 2 bedrooms and a large full bath, including an oversized primary bedroom with a bonus flex space perfect for a home office, nursery, sitting area, or extra storage. Vinyl replacement windows, vinyl siding, and metal-covered soffits add to the low-maintenance appeal. A solid property that has served as a quality long-term investment for many years!

Key facts

• Open staircase
• Natural light
• Bonus flex space

Tags

• WELL MAINTAINED
• OPEN STAIRCASE
• FULLY ENCLOSED FRONT PORCH
• NATURAL LIGHT
• OVERSIZED PRIMARY BEDROOM
• BONUS FLEX SPACE

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2 stories
• Construction: Frame construction; Vinyl siding
• Exterior features: Asphalt roof

Interior

• Kitchen: Gas Range; Refrigerator
• Flooring: Carpet
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Insulated windows; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.8% 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; 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 $657 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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.
4. 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.
5. 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: 1.64% ✓
• Cap rate: 13.79%
• Cash-on-cash: 26.76%
• DSCR: 2.19
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $134,784
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 4th St NW	0.29mi	3/1.5 (+1)	1,336 (+7%)	1mo	$151,000	$113	67
117 S Monroe Ave	0.19mi	3/1.5 (+1)	1,089 (-13%)	1mo	$77,000	$71	62
320 1st NE #103 St #103	0.47mi	2/2.0	1,331 (+7%)	6mo	$250,000	$188	58
726 1st St SW	0.39mi	2/1.2	1,064 (-15%)	0mo	$144,000	$135	56
1025 2nd St NW	0.66mi	2/1.8	1,188 (-5%)	5mo	$84,000	$71	54
227 N Crescent Dr Dr	0.68mi	2/1.8	1,200 (-4%)	6mo	$129,000	$108	54
320 1st NE #307 St #307	0.47mi	2/2.0	1,418 (+14%)	3mo	$255,000	$180	49
615 S Polk PL Pl	0.72mi	2/1.0	1,120 (-10%)	4mo	$115,500	$103	46
727 2nd St SW	0.40mi	3/1.5 (+1)	1,429 (+14%)	5mo	$135,000	$94	46
415 N Massachusetts Ave	0.66mi	3/1.5 (+1)	1,152 (-8%)	6mo	$138,000	$120	44
194 N Crescent Dr Dr	0.61mi	3/2.0 (+1)	1,364 (+9%)	5mo	$125,000	$92	43
1111 1st St SW	0.71mi	2/1.8	1,394 (+12%)	5mo	$150,000	$108	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: 20.6%
• Equity multiple: 1.84×
• Total profit: $22,395
• Equity at exit: $14,165

10-year hold

• IRR: 28.8%
• Equity multiple: 3.56×
• Total profit: $68,189
• Equity at exit: $8,214

Cash invested: $26,600 (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 50401

• Active inventory: 153
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,555 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$98 /mo · $1,170/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $593

Break-even live

Break-even rent $804

Max offer price $95,000

Occupancy floor 57%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 2nd St SW Unit 100-210 Mason City, IA	3.0	2.0	1273	$1,580	$1.24	43d	1	0.10mi
12 2nd St NE Unit 6 Mason City, IA	2.0	1.0	1296	$1,600	$1.23	43d	1	0.29mi
110 N Delaware Ave Unit 211 Mason City, IA	2.0	1.0	919	$1,395	$1.52	43d	1	0.30mi

Listing history 21 events

1. 2026-06-18
   days on market $95,000 Active 21 DOM
2. 2026-06-17
   days on market $95,000 Active 20 DOM
3. 2026-06-16
   days on market $95,000 Active 19 DOM
4. 2026-06-15
   days on market $95,000 Active 18 DOM
5. 2026-06-13
   days on market $95,000 Active 16 DOM
6. 2026-06-12
   days on market $95,000 Active 15 DOM
7. 2026-06-09
   days on market $95,000 Active 12 DOM
8. 2026-06-08
   days on market $95,000 Active 11 DOM
9. 2026-06-07
   days on market $95,000 Active 10 DOM
10. 2026-06-07
    days on market $95,000 Active 9 DOM
11. 2026-06-04
    days on market $95,000 Active 6 DOM
12. 2026-06-02
    days on market $95,000 Active 5 DOM
13. 2026-06-01
    days on market $95,000 Active 4 DOM
14. 2026-05-31
    days on market $95,000 Active 3 DOM
15. 2026-05-31
    days on market $95,000 Active 2 DOM
16. 2026-05-27
    listed $95,000 Active 708-char remark

    Show marketing remark (708 chars)

    Great investment opportunity or affordable place to call HOME! This well-maintained 2-story offers spacious room sizes and a floor plan full of character. The main floor features a welcoming foyer with open staircase, comfortable living room, formal dining area, kitchen, and a fully enclosed front porch filled with natural light. Upstairs you’ll find 2 bedrooms and a large full bath, including an oversized primary bedroom with a bonus flex space perfect for a home office, nursery, sitting area, or extra storage. Vinyl replacement windows, vinyl siding, and metal-covered soffits add to the low-maintenance appeal. A solid property that has served as a quality long-term investment for many years!

17. 2026-05-27
    listed $95,000 Active

    Show marketing remark (708 chars)

    Great investment opportunity or affordable place to call HOME! This well-maintained 2-story offers spacious room sizes and a floor plan full of character. The main floor features a welcoming foyer with open staircase, comfortable living room, formal dining area, kitchen, and a fully enclosed front porch filled with natural light. Upstairs you’ll find 2 bedrooms and a large full bath, including an oversized primary bedroom with a bonus flex space perfect for a home office, nursery, sitting area, or extra storage. Vinyl replacement windows, vinyl siding, and metal-covered soffits add to the low-maintenance appeal. A solid property that has served as a quality long-term investment for many years!

18. 2025-07-15
    price $99,500
19. 2025-07-15
    price $99,500
20. 2025-05-06
    listed $110,000 Active
21. 2025-05-06
    listed $110,000 Active

ⓘ 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: $1,170 · $98/mo
• Projected year-2 tax: $1,331 · $111/mo
• Expected delta: +$161/yr (+$13/mo · 13.7%)

ⓘ 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: $18,660
• − Mortgage interest: −$5,321
• − Property taxes: −$1,170
• − Insurance: −$475
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$2,764
• Taxable income: $5,944
• Est. tax owed @ 24.0%: −$1,427
• After-tax cash flow: $5,691/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

-13.6% since first listed

6 events — show timeline

• 2026-05-27 Listed $95,000 Greater Mason BOR
• 2026-05-27 Listed $95,000 IAR
• 2025-07-15 Price Changed $99,500 IAR
• 2025-07-15 Price Changed $99,500 Greater Mason BOR
• 2025-05-06 Listed $110,000 Greater Mason BOR
• 2025-05-06 Listed $110,000 IAR

Property tax history

+5.8%/yr

Latest (2025): $1,170 · +2.8% YoY. Source: county tax records.