25-27 6th St NW · Mason City, IA 50401

$170,000

3 bd · 1.5 ba · 1,512 sqft · MultiFamily public records · 59 Days on market

Built 1914

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Timeless brick duplex with strong income potential and classic character throughout! Each side offers 3 bedrooms and 1.5 baths, providing spacious layouts that appeal to both owner-occupants and investors alike. Inside, you’ll find original woodwork and hardwood floors, generous living and dining areas, and abundant natural light that enhances the warm, inviting feel of each unit. Functional kitchens and comfortable bedroom sizes create practical everyday living, while the 1.5 baths add convenience for busy households. Both units feature separate entrances & front porch, allowing for privacy & flexibility. The full basement offers additional storage & utility space. Outside, the property showcases a solid brick exterior, shared yard space, and a location close to local amenities, making it an attractive option for tenants. Whether you’re looking to expand your portfolio or live in one unit while renting the other, this duplex delivers opportunity and value—schedule your showing today! * 48-hour notice for showing requests *

Key facts

• Brick duplex
• Original woodwork
• Hardwood floors

Tags

• BRICK DUPLEX
• STRONG INCOME POTENTIAL
• ORIGINAL WOODWORK
• HARDWOOD FLOORS
• GENEROUS LIVING AREAS
• ABUNDANT NATURAL LIGHT

Property features AI

Exterior

• Parking: Detached 1-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property
• Construction: Brick construction
• Exterior features: Public water; Public sewer; Z2 - Sub-Urban zoning; Lot details available on aerial map

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/1.5-bath units multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $564/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 5.3% 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.
• Zoned schools: Harding Elementary School (math 52% / reading 57%, grade C, #462 of 616 statewide, top 79%, 380 students, 54% FRL); John Adams Middle School (math 46% / reading 54%, grade C, #216 of 246 statewide, top 88%, 480 students, 56% FRL); Mason City High School (math 50% / reading 63%, grade C, #286 of 336 statewide, top 85%, 956 students, 46% FRL).
• Market conditions: 158 active listings in the ZIP; 2 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 $1k of loan paydown is wiped out by about $5k 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 $48k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $64k; list at $170k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.64% ✓
• Cap rate: 14.25%
• Cash-on-cash: 28.44%
• DSCR: 2.27
• GRM: 5.1

CMA / ARV

• ARV (median comp): $31,552
• List price: $170,000
• Delta: 438.79%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 22.7%
• Equity multiple: 1.93×
• Total profit: $44,273
• Equity at exit: $25,348

10-year hold

• IRR: 30.7%
• Equity multiple: 3.75×
• Total profit: $130,981
• Equity at exit: $14,698

Cash invested: $47,600 (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: 158
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,790 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$114 /mo · $1,366/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $1,128

Break-even live

Break-even rent $1,362

Max offer price $170,000

Occupancy floor 55%

Sensitivity live

Price	-10% $1,224	-5% $1,176	+0% $1,128	+5% $1,080	+10% $1,032
Rent	-10% $908	-5% $1,018	+0% $1,128	+5% $1,238	+10% $1,348
Rate	-1.0pp $1,214	-0.5pp $1,171	base $1,128	+0.5pp $1,084	+1.0pp $1,039

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	1.5	$2,790
Total (2 units)			$2,790

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 2nd St NE Unit 6 Mason City, IA	2.0	1.0	1296	$1,600	$1.23	45d	1	0.24mi
215 2nd St SW Unit 100-210 Mason City, IA	3.0	2.0	1273	$1,580	$1.24	45d	1	0.54mi

Listing history 20 events

1. 2026-06-21
   days on market $170,000 Active 59 DOM
2. 2026-06-21
   days on market $170,000 Active 58 DOM
3. 2026-06-18
   days on market $170,000 Active 56 DOM
4. 2026-06-17
   days on market $170,000 Active 55 DOM
5. 2026-06-16
   days on market $170,000 Active 54 DOM
6. 2026-06-15
   days on market $170,000 Active 53 DOM
7. 2026-06-13
   days on market $170,000 Active 51 DOM
8. 2026-06-12
   days on market $170,000 Active 50 DOM
9. 2026-06-09
   days on market $170,000 Active 47 DOM
10. 2026-06-08
    days on market $170,000 Active 46 DOM
11. 2026-06-07
    days on market $170,000 Active 45 DOM
12. 2026-06-07
    days on market $170,000 Active 44 DOM
13. 2026-06-04
    days on market $170,000 Active 41 DOM
14. 2026-06-02
    days on market $170,000 Active 40 DOM
15. 2026-06-01
    days on market $170,000 Active 39 DOM
16. 2026-05-31
    days on market $170,000 Active 38 DOM
17. 2026-05-31
    days on market $170,000 Active 37 DOM
18. 2026-04-23
    listed $170,000 Active 1076-char remark

    Show marketing remark (1076 chars)

    Timeless brick duplex with strong income potential and classic character throughout! Each side offers 3 bedrooms and 1.5 baths, providing spacious layouts that appeal to both owner-occupants and investors alike. Inside, you’ll find original woodwork and hardwood floors, generous living and dining areas, and abundant natural light that enhances the warm, inviting feel of each unit. Functional kitchens and comfortable bedroom sizes create practical everyday living, while the 1.5 baths add convenience for busy households. Both units feature separate entrances & front porch, allowing for privacy & flexibility. The full basement offers additional storage & utility space. Outside, the property showcases a solid brick exterior, shared yard space, and a location close to local amenities, making it an attractive option for tenants. Whether you’re looking to expand your portfolio or live in one unit while renting the other, this duplex delivers opportunity and value—schedule your showing today! * 48-hour notice for showing requests *

19. 2026-04-23
    listed $170,000 Active 1035-char remark

    Show marketing remark (1076 chars)

    Timeless brick duplex with strong income potential and classic character throughout! Each side offers 3 bedrooms and 1.5 baths, providing spacious layouts that appeal to both owner-occupants and investors alike. Inside, you’ll find original woodwork and hardwood floors, generous living and dining areas, and abundant natural light that enhances the warm, inviting feel of each unit. Functional kitchens and comfortable bedroom sizes create practical everyday living, while the 1.5 baths add convenience for busy households. Both units feature separate entrances & front porch, allowing for privacy & flexibility. The full basement offers additional storage & utility space. Outside, the property showcases a solid brick exterior, shared yard space, and a location close to local amenities, making it an attractive option for tenants. Whether you’re looking to expand your portfolio or live in one unit while renting the other, this duplex delivers opportunity and value—schedule your showing today! * 48-hour notice for showing requests *

20. 2019-02-15
    soldstatus $64,000

ⓘ 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: $1,366 · $114/mo
• Projected year-2 tax: $2,018 · $168/mo
• Expected delta: +$652/yr (+$54/mo · 47.7%)

ⓘ 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: $33,480
• − Mortgage interest: −$9,523
• − Property taxes: −$1,366
• − Insurance: −$850
• − Repairs & maintenance: −$2,678
• − Management: −$2,678
• − Depreciation: −$4,945
• Taxable income: $11,439
• Est. tax owed @ 24.0%: −$2,745
• After-tax cash flow: $10,790/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

+165.6% since first listed

3 events — show timeline

• 2026-04-23 Listed $170,000 IAR
• 2026-04-23 Listed $170,000 Greater Mason BOR
• 2019-02-15 Sold (Public Records) $64,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $1,366 · +3.0% YoY. Source: county tax records.