7 S Louisiana Ave · Mason City, IA 50401

$108,500

3 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 81 Days on market

Built 1917 5,600 sqft lot $95/sqft · 12% below area Est $139k · 22% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

Step into timeless character with this two-story home featuring stunning original woodwork throughout. Relax and unwind on the inviting front porch—perfect for morning coffee or evening conversations. Inside, the main floor offers a welcoming living and dining area, beautifully separated by classic wood colonnades that add both charm and definition. The dining room showcases a built-in corner hutch, ideal for displaying dishes and adding extra storage. The kitchen is compact yet efficient, offering everything you need within easy reach. Upstairs, you’ll find three generously sized bedrooms, all featuring hardwood floors, along with an updated full bathroom. The open staircase adds to the home’s character and appeal. Outside, enjoy the partially fenced yard—perfect for pets, play, or gardening. Conveniently located in a desirable area, this home is ready for its next chapter. Schedule your showing today!

Key facts

• Open staircase
• Inviting front porch
• Original woodwork

Tags

• ORIGINAL WOODWORK
• INVITING FRONT PORCH
• BUILT-IN CORNER HUTCH
• COMPACT KITCHEN
• OPEN STAIRCASE
• PARTIALLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $108k).
• Recommended offer: $102k (6.0% 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.
• Zoned schools: Jefferson Elementary School (math 77% / reading 67%, grade A-, #181 of 616 statewide, top 34%, 317 students, 47% 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 $750 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 $30k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $108k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,990 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 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 1917 — 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: 1.38% ✓
• Cap rate: 11.33%
• Cash-on-cash: 17.99%
• DSCR: 1.80
• GRM: 6.0

CMA / ARV

• ARV (median comp): $139,300
• List price: $108,500
• Delta: -22.11%
• 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
102 S Indiana Ave	0.05mi	3/1.5	1,120 (-2%)	6mo	$140,000	$125	89
102 S York Ave	0.51mi	3/1.5	1,118 (-2%)	8mo	$164,200	$147	66
503 S Tennessee Pl #104 Pl	0.35mi	2/1.8 (-1)	1,176 (+3%)	13mo	$179,000	$152	62
32 S Tennessee Ave	0.27mi	3/1.2	1,308 (+14%)	2mo	$169,000	$129	61
634 3rd St SE	0.75mi	3/1.5	1,152 (+1%)	4mo	$144,000	$125	61
907 7th St SE	0.64mi	3/1.8	1,184 (+4%)	7mo	$157,000	$133	58
804 SE 5th St	0.61mi	2/1.0 (-1)	1,128 (-1%)	6mo	$130,127	$115	57
902 1st St SE	0.42mi	2/1.0 (-1)	1,040 (-9%)	10mo	$100,250	$96	50
804 S Kentucky Ave	0.64mi	2/1.0 (-1)	1,094 (-4%)	15mo	$107,000	$98	43
706 6th Pl Pl SE	0.72mi	2/1.8 (-1)	1,239 (+8%)	7mo	$140,000	$113	41
1018 Crestmore Way Way	0.69mi	3/1.0	1,008 (-12%)	10mo	$135,500	$134	37
1015 10th St NE	0.72mi	3/1.2	1,314 (+15%)	6mo	$144,000	$110	36

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: 9.6%
• Equity multiple: 1.38×
• Total profit: $11,436
• Equity at exit: $16,178

10-year hold

• IRR: 18.7%
• Equity multiple: 2.56×
• Total profit: $47,353
• Equity at exit: $9,381

Cash invested: $30,380 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$569
• Tax from tax record: −$116 /mo · $1,388/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $455

Break-even live

Break-even rent $924

Max offer price $108,500

Occupancy floor 65%

Sensitivity live

Price	-10% $517	-5% $486	+0% $455	+5% $425	+10% $394
Rent	-10% $337	-5% $396	+0% $455	+5% $515	+10% $574
Rate	-1.0pp $510	-0.5pp $483	base $455	+0.5pp $427	+1.0pp $399

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: $27,125
• Closing costs: $3,255
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	45d	1	1.26mi
12 2nd St NE Unit 6 Mason City, IA	2.0	1.0	1296	$1,600	$1.23	45d	1	1.30mi

Listing history 28 events

1. 2026-06-21
   days on market $108,500 Active 81 DOM
2. 2026-06-21
   days on market $108,500 Active 80 DOM
3. 2026-06-18
   days on market $108,500 Active 78 DOM
4. 2026-06-17
   days on market $108,500 Active 77 DOM
5. 2026-06-16
   days on market $108,500 Active 76 DOM
6. 2026-06-15
   days on market $108,500 Active 75 DOM
7. 2026-06-13
   days on market $108,500 Active 73 DOM
8. 2026-06-12
   days on market $108,500 Active 72 DOM
9. 2026-06-09
   days on market $108,500 Active 69 DOM
10. 2026-06-08
    days on market $108,500 Active 68 DOM
11. 2026-06-07
    days on market $108,500 Active 67 DOM
12. 2026-06-07
    days on market $108,500 Active 66 DOM
13. 2026-06-04
    days on market $108,500 Active 63 DOM
14. 2026-06-02
    days on market $108,500 Active 62 DOM
15. 2026-06-01
    days on market $108,500 Active 61 DOM
16. 2026-05-31
    days on market $108,500 Active 60 DOM
17. 2026-05-31
    days on market $108,500 Active 59 DOM
18. 2026-04-16
    price $114,916 940-char remark

    Show marketing remark (940 chars)

    Step into timeless character with this two-story home featuring stunning original woodwork throughout. Relax and unwind on the inviting front porch—perfect for morning coffee or evening conversations. Inside, the main floor offers a welcoming living and dining area, beautifully separated by classic wood colonnades that add both charm and definition. The dining room showcases a built-in corner hutch, ideal for displaying dishes and adding extra storage. The kitchen is compact yet efficient, offering everything you need within easy reach. Upstairs, you’ll find three generously sized bedrooms, all featuring hardwood floors, along with an updated full bathroom. The open staircase adds to the home’s character and appeal. Outside, enjoy the partially fenced yard—perfect for pets, play, or gardening. Conveniently located in a desirable area, this home is ready for its next chapter. Schedule your showing today!

19. 2026-04-16
    price $114,916 940-char remark

    Show marketing remark (940 chars)

    Step into timeless character with this two-story home featuring stunning original woodwork throughout. Relax and unwind on the inviting front porch—perfect for morning coffee or evening conversations. Inside, the main floor offers a welcoming living and dining area, beautifully separated by classic wood colonnades that add both charm and definition. The dining room showcases a built-in corner hutch, ideal for displaying dishes and adding extra storage. The kitchen is compact yet efficient, offering everything you need within easy reach. Upstairs, you’ll find three generously sized bedrooms, all featuring hardwood floors, along with an updated full bathroom. The open staircase adds to the home’s character and appeal. Outside, enjoy the partially fenced yard—perfect for pets, play, or gardening. Conveniently located in a desirable area, this home is ready for its next chapter. Schedule your showing today!

20. 2026-04-01
    listed $119,916 Active 940-char remark

    Show marketing remark (940 chars)

    Step into timeless character with this two-story home featuring stunning original woodwork throughout. Relax and unwind on the inviting front porch—perfect for morning coffee or evening conversations. Inside, the main floor offers a welcoming living and dining area, beautifully separated by classic wood colonnades that add both charm and definition. The dining room showcases a built-in corner hutch, ideal for displaying dishes and adding extra storage. The kitchen is compact yet efficient, offering everything you need within easy reach. Upstairs, you’ll find three generously sized bedrooms, all featuring hardwood floors, along with an updated full bathroom. The open staircase adds to the home’s character and appeal. Outside, enjoy the partially fenced yard—perfect for pets, play, or gardening. Conveniently located in a desirable area, this home is ready for its next chapter. Schedule your showing today!

21. 2026-04-01
    listed $119,916 Active 940-char remark

    Show marketing remark (940 chars)

    Step into timeless character with this two-story home featuring stunning original woodwork throughout. Relax and unwind on the inviting front porch—perfect for morning coffee or evening conversations. Inside, the main floor offers a welcoming living and dining area, beautifully separated by classic wood colonnades that add both charm and definition. The dining room showcases a built-in corner hutch, ideal for displaying dishes and adding extra storage. The kitchen is compact yet efficient, offering everything you need within easy reach. Upstairs, you’ll find three generously sized bedrooms, all featuring hardwood floors, along with an updated full bathroom. The open staircase adds to the home’s character and appeal. Outside, enjoy the partially fenced yard—perfect for pets, play, or gardening. Conveniently located in a desirable area, this home is ready for its next chapter. Schedule your showing today!

22. 2021-02-16
    soldstatus $64,000
23. 2021-02-16
    soldstatus $64,000
24. 2021-01-05
    listed $64,777
25. 2021-01-05
    listed $64,777
26. 2014-12-09
    listed $59,950
27. 2014-12-09
    listed $59,950
28. 2013-08-20
    soldstatus $46,000

ⓘ 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: $1,388 · $116/mo
• Projected year-2 tax: $1,546 · $129/mo
• Expected delta: +$158/yr (+$13/mo · 11.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $18,005
• − Mortgage interest: −$6,078
• − Property taxes: −$1,388
• − Insurance: −$542
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$3,156
• Taxable income: $3,959
• Est. tax owed @ 24.0%: −$950
• After-tax cash flow: $4,515/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

+149.8% since first listed

11 events — show timeline

• 2026-04-16 Price Changed $114,916 IAR
• 2026-04-16 Price Changed $114,916 Greater Mason BOR
• 2026-04-01 Listed $119,916 Greater Mason BOR
• 2026-04-01 Listed $119,916 IAR
• 2021-02-16 Sold (MLS) $64,000 IAR
• 2021-02-16 Sold (MLS) $64,000 Greater Mason BOR
• 2021-01-05 Listed $64,777 IAR
• 2021-01-05 Listed $64,777 Greater Mason BOR
• 2014-12-09 Listed $59,950 Greater Mason BOR
• 2014-12-09 Listed $59,950 IAR
• 2013-08-20 Sold (Public Records) $46,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,388 · -1.3% YoY. Source: county tax records.