311 7th St NW · Mason City, IA 50401

$112,000

2 bd · 1.5 ba · 1,352 sqft · SingleFamily public records · 54 Days on market

Built 1910 4,792 sqft lot $83/sqft · 6% below area Est $109k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +6.1/15.0
• 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

Listing remarks MLS

Call today to schedule a showing of this charming 2 bed, 1.5 bath home featuring beautiful original woodwork and a spacious living room. The bedrooms offer wood flooring, and the staircase is framed with classic original details that add character throughout the home. Recent updates include new electrical service and wiring for added peace of mind and a new water heater in the fall of 2025. The property also includes a single-stall detached garage. To reserve your showing time, contact a Realtor.

Key facts

• 4,792 sq ft lot
• Garage
• Built 1910

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $112k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $109k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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.
• Market conditions: 158 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $774 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 $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago 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 $70k; list at $112k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $108,640 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1910 — 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: 1.37% ✓
• Cap rate: 11.30%
• Cash-on-cash: 17.87%
• DSCR: 1.80
• GRM: 6.1

CMA / ARV

• ARV (median comp): $108,677
• List price: $112,000
• Delta: 3.06%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 4th St NW	0.23mi	3/1.5 (+1)	1,336 (-1%)	1mo	$151,000	$113	82
1022 N Monroe Ave	0.31mi	2/2.0	1,322 (-2%)	6mo	$123,000	$93	75
323 6th St NW	0.07mi	3/1.8 (+1)	1,248 (-8%)	7mo	$145,000	$116	72
194 N Crescent Dr Dr	0.51mi	3/2.0 (+1)	1,364 (+1%)	5mo	$125,000	$92	64
1435 N Jefferson Ave Ave	0.54mi	3/1.8 (+1)	1,333 (-1%)	6mo	$92,000	$69	62
320 1st NE #103 St #103	0.64mi	2/2.0	1,331 (-2%)	6mo	$250,000	$188	61
320 1st NE #307 St #307	0.64mi	2/2.0	1,418 (+5%)	3mo	$255,000	$180	57
1306 N Jefferson Ave	0.41mi	3/1.0 (+1)	1,200 (-11%)	4mo	$114,000	$95	52
727 2nd St SW	0.64mi	3/1.5 (+1)	1,429 (+6%)	5mo	$135,000	$94	52
227 N Crescent Dr Dr	0.56mi	2/1.8	1,200 (-11%)	6mo	$129,000	$108	49
1025 2nd St NW	0.64mi	2/1.8	1,188 (-12%)	5mo	$84,000	$71	45
415 N Massachusetts Ave	0.66mi	3/1.5 (+1)	1,152 (-15%)	6mo	$138,000	$120	34

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: 9.4%
• Equity multiple: 1.37×
• Total profit: $11,606
• Equity at exit: $16,700

10-year hold

• IRR: 18.6%
• Equity multiple: 2.54×
• Total profit: $48,443
• Equity at exit: $9,684

Cash invested: $31,360 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,540 medium
• Mortgage (P&I): −$587
• Tax from tax record: −$116 /mo · $1,386/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $467

Break-even live

Break-even rent $949

Max offer price $112,000

Occupancy floor 65%

Sensitivity live

Price	-10% $530	-5% $499	+0% $467	+5% $435	+10% $404
Rent	-10% $345	-5% $406	+0% $467	+5% $528	+10% $589
Rate	-1.0pp $523	-0.5pp $496	base $467	+0.5pp $438	+1.0pp $408

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: $28,000
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	44d	1	0.44mi
110 N Delaware Ave Unit 211 Mason City, IA	2.0	1.0	919	$1,395	$1.52	44d	1	0.51mi
215 2nd St SW Unit 100-210 Mason City, IA	3.0	2.0	1273	$1,580	$1.24	44d	1	0.59mi

Listing history 17 events

1. 2026-06-15
   statusdays on market $112,000 Pending 54 DOM
2. 2026-06-13
   days on market $112,000 Active Under Contract 53 DOM
3. 2026-06-12
   days on market $112,000 Active Under Contract 52 DOM
4. 2026-06-09
   days on market $112,000 Active Under Contract 49 DOM
5. 2026-06-08
   days on market $112,000 Active Under Contract 48 DOM
6. 2026-06-07
   days on market $112,000 Active Under Contract 47 DOM
7. 2026-06-07
   days on market $112,000 Active Under Contract 46 DOM
8. 2026-06-04
   days on market $112,000 Active Under Contract 43 DOM
9. 2026-06-02
   days on market $112,000 Active Under Contract 42 DOM
10. 2026-06-01
    days on market $112,000 Active Under Contract 41 DOM
11. 2026-05-31
    days on market $112,000 Active Under Contract 40 DOM
12. 2026-05-31
    days on market $112,000 Active Under Contract 39 DOM
13. 2026-05-04
    price $112,000 501-char remark

    Show marketing remark (501 chars)

    Call today to schedule a showing of this charming 2 bed, 1.5 bath home featuring beautiful original woodwork and a spacious living room. The bedrooms offer wood flooring, and the staircase is framed with classic original details that add character throughout the home. Recent updates include new electrical service and wiring for added peace of mind and a new water heater in the fall of 2025. The property also includes a single-stall detached garage. To reserve your showing time, contact a Realtor.

14. 2026-04-20
    listed $115,000 Active 501-char remark

    Show marketing remark (501 chars)

    Call today to schedule a showing of this charming 2 bed, 1.5 bath home featuring beautiful original woodwork and a spacious living room. The bedrooms offer wood flooring, and the staircase is framed with classic original details that add character throughout the home. Recent updates include new electrical service and wiring for added peace of mind and a new water heater in the fall of 2025. The property also includes a single-stall detached garage. To reserve your showing time, contact a Realtor.

15. 2020-08-31
    soldstatus $70,000
16. 2020-08-28
    soldstatus $70,000 325-char remark

    Show marketing remark (325 chars)

    Enjoy the beautiful woodwork in this family loved home since 1976. Main floor offers formal dining room, front foyer with closet, enclosed front porch, separate office area, and large living room. 2 large bedrooms with hardwood floors. Stove & refrigerator included. Yard is very nicely landscaped. Single stall garage.

17. 2019-09-24
    listed $73,000 325-char remark

    Show marketing remark (325 chars)

    Enjoy the beautiful woodwork in this family loved home since 1976. Main floor offers formal dining room, front foyer with closet, enclosed front porch, separate office area, and large living room. 2 large bedrooms with hardwood floors. Stove & refrigerator included. Yard is very nicely landscaped. Single stall garage.

ⓘ 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: $1,386 · $116/mo
• Projected year-2 tax: $1,572 · $131/mo
• Expected delta: +$186/yr (+$16/mo · 13.4%)

ⓘ 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 2/10 Low
• 🌡 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: $18,479
• − Mortgage interest: −$6,274
• − Property taxes: −$1,386
• − Insurance: −$560
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$3,258
• Taxable income: $4,045
• Est. tax owed @ 24.0%: −$971
• After-tax cash flow: $4,634/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

+53.4% since first listed

5 events — show timeline

• 2026-05-04 Price Changed $112,000 IAR
• 2026-04-20 Listed $115,000 IAR
• 2020-08-31 Sold (Public Records) $70,000 Public Records
• 2020-08-28 Sold (MLS) $70,000 Greater Mason BOR
• 2019-09-24 Listed $73,000 Greater Mason BOR

Property tax history

+4.1%/yr

Latest (2025): $1,386 · +2.8% YoY. Source: county tax records.