1012 8th St SW · Mason City, IA 50401

$120,000

1 bd · 1.5 ba · 1,465 sqft · SingleFamily public records · 30 Days on market

Built 1930 3,920 sqft lot Est $170k · 29% 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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• 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

THIS ISN’T YOUR TYPICAL RANCH HOME—this one brings personality, comfort, and room to spread out! From the moment you arrive, the updated exterior, retaining wall, and oversized driveway create standout curb appeal. Inside, warm wood accents, updated flooring, and a striking feature wall give the living room a cozy modern feel while natural light pours through the picture window. The kitchen offers abundant cabinetry, generous prep space, and a dining area ready for everyday meals or weekend gatherings. A beautifully updated bathroom adds a fresh touch, while an oversized bedroom provides comfort & flexibility. Downstairs, the expansive family room with a wood-burning fireplace creates the perfect hangout space for movie nights & relaxing evenings at home. Outside, enjoy a fenced backyard, patio area, and detached garage with extra room to tinker or store toys. Come see why this one feels like home! Convenient layout, tasteful updates, and move-in-ready appeal throughout today!!!!

Key facts

• Updated exterior
• Dining area
• Abundant cabinetry

Tags

• UPDATED EXTERIOR
• RETAINING WALL
• OVERSIZED DRIVEWAY
• ABUNDANT CABINETRY
• GENEROUS PREP SPACE
• DINING AREA

Property features AI

Finance

• Other: Below-grade finished area (partially finished basement) with sump pump; Lot dimensions approximately 52 x 74; Zoning: Z2 - Sub-Urban District

Exterior

• Parking: Detached garage with garage door opener; Concrete driveway; 1 garage space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Frame construction; Vinyl siding
• Exterior features: Patio; Fenced yard; Asphalt roof

Interior

• Kitchen: Dishwasher; Electric range; Disposal; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 bathroom on the main level
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Natural gas heating
• Interior features: Eat-in kitchen; Insulated windows; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 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 $830 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 10y 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 $85k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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: 1.26% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.11%
• DSCR: 1.63
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $169,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
639 S Taylor Ave	0.12mi	2/1.5 (+1)	1,440 (-2%)	17mo	$99,716	$69	72
716 S Taylor Ave	0.12mi	2/1.0 (+1)	1,392 (-5%)	9mo	$140,500	$101	72
1681 9th St SW	0.50mi	2/1.8 (+1)	1,501 (+2%)	9mo	$278,000	$185	59
1111 1st St SW	0.49mi	2/1.8 (+1)	1,394 (-5%)	5mo	$150,000	$108	59
1661 10th St SW	0.50mi	2/2.0 (+1)	1,418 (-3%)	14mo	$258,000	$182	53
1697 10 St SW	0.52mi	2/2.0 (+1)	1,592 (+9%)	9mo	$280,000	$176	47
6 Willowbrook Dr Dr	0.48mi	2/1.5 (+1)	1,250 (-15%)	2mo	$145,000	$116	47
710 S Adams Ave	0.58mi	2/1.8 (+1)	1,391 (-5%)	14mo	$58,000	$42	47
1655 9th St SW	0.48mi	2/1.8 (+1)	1,551 (+6%)	20mo	$274,000	$177	45
1626 4th St SW	0.58mi	2/1.5 (+1)	1,306 (-11%)	15mo	$133,500	$102	38
112 Brook Terrace Ter	0.65mi	2/2.0 (+1)	1,620 (+11%)	15mo	$325,000	$201	33
629 S Washington Ave	0.74mi	2/1.0 (+1)	1,282 (-12%)	19mo	$67,500	$53	22

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: 4.4%
• Equity multiple: 1.17×
• Total profit: $5,715
• Equity at exit: $17,892

10-year hold

• IRR: 13.9%
• Equity multiple: 2.11×
• Total profit: $37,392
• Equity at exit: $10,375

Cash invested: $33,600 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,515 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$123 /mo · $1,472/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $395

Break-even live

Break-even rent $1,015

Max offer price $120,000

Occupancy floor 69%

Sensitivity live

Price	-10% $463	-5% $429	+0% $395	+5% $361	+10% $327
Rent	-10% $275	-5% $335	+0% $395	+5% $455	+10% $515
Rate	-1.0pp $455	-0.5pp $425	base $395	+0.5pp $364	+1.0pp $332

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: $30,000
• Closing costs: $3,600
• 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	44d	1	1.07mi
110 N Delaware Ave Unit 211 Mason City, IA	2.0	1.0	919	$1,395	$1.52	44d	1	1.07mi

Listing history 24 events

1. 2026-06-16
   status $120,000 Pending 30 DOM
2. 2026-06-15
   days on market $120,000 Active Under Contract 30 DOM
3. 2026-06-13
   days on market $120,000 Active Under Contract 28 DOM
4. 2026-06-12
   days on market $120,000 Active Under Contract 27 DOM
5. 2026-06-09
   days on market $120,000 Active Under Contract 24 DOM
6. 2026-06-08
   days on market $120,000 Active Under Contract 23 DOM
7. 2026-06-07
   days on market $120,000 Active Under Contract 22 DOM
8. 2026-06-07
   days on market $120,000 Active Under Contract 21 DOM
9. 2026-06-04
   days on market $120,000 Active Under Contract 18 DOM
10. 2026-06-02
    days on market $120,000 Active Under Contract 17 DOM
11. 2026-06-01
    days on market $120,000 Active Under Contract 16 DOM
12. 2026-05-31
    days on market $120,000 Active Under Contract 15 DOM
13. 2026-05-31
    days on market $120,000 Active Under Contract 14 DOM
14. 2026-05-16
    listed $120,000 Active

    Show marketing remark (1018 chars)

    THIS ISN’T YOUR TYPICAL RANCH HOME—this one brings personality, comfort, and room to spread out! From the moment you arrive, the updated exterior, retaining wall, and oversized driveway create standout curb appeal. Inside, warm wood accents, updated flooring, and a striking feature wall give the living room a cozy modern feel while natural light pours through the picture window. The kitchen offers abundant cabinetry, generous prep space, and a dining area ready for everyday meals or weekend gatherings. A beautifully updated bathroom adds a fresh touch, while an oversized bedroom provides comfort & flexibility. Downstairs, the expansive family room with a wood-burning fireplace creates the perfect hangout space for movie nights & relaxing evenings at home. Outside, enjoy a fenced backyard, patio area, and detached garage with extra room to tinker or store toys. Come see why this one feels like home! Convenient layout, tasteful updates, and move-in-ready appeal throughout today!!!!

15. 2026-05-16
    listed $120,000 Active 1018-char remark

    Show marketing remark (1018 chars)

    THIS ISN’T YOUR TYPICAL RANCH HOME—this one brings personality, comfort, and room to spread out! From the moment you arrive, the updated exterior, retaining wall, and oversized driveway create standout curb appeal. Inside, warm wood accents, updated flooring, and a striking feature wall give the living room a cozy modern feel while natural light pours through the picture window. The kitchen offers abundant cabinetry, generous prep space, and a dining area ready for everyday meals or weekend gatherings. A beautifully updated bathroom adds a fresh touch, while an oversized bedroom provides comfort & flexibility. Downstairs, the expansive family room with a wood-burning fireplace creates the perfect hangout space for movie nights & relaxing evenings at home. Outside, enjoy a fenced backyard, patio area, and detached garage with extra room to tinker or store toys. Come see why this one feels like home! Convenient layout, tasteful updates, and move-in-ready appeal throughout today!!!!

16. 2021-03-19
    soldstatus $85,000 1034-char remark

    Show marketing remark (1034 chars)

    YOU WON'T BELIEVE THIS HOME & ALL THE UPDATES! Don't let the size deceive you, this functional ranch home has an abundance to offer! You will notice all the natural light immediately upon entering. The main floor includes the living room, kitchen, bedroom & a full bathroom. The lower level family room features a white washed wood burning fireplace offers plenty of space to have a man cave or possible 2nd bedroom w/ egress window added. The list of upgrades to this wonderful home include: kitchen backsplash, weathered wood accent walls in bedroom & living room, flooring, shower surround, bathroom vanity, main floor bathroom lighting, chair rail in living room, roof in 2019, water softener in 2020, front yard retaining wall, & the new basement bathroom including toilet, plumbing, vanity & flooring. Newer water heater & furnace in 2017. Fenced in rear yard w/ patio space for grill and patio set, single stall detached garage. Make this YOUR home, call today to set up your private showing.

17. 2021-03-19
    soldstatus $85,000

    Show marketing remark (1034 chars)

    YOU WON'T BELIEVE THIS HOME & ALL THE UPDATES! Don't let the size deceive you, this functional ranch home has an abundance to offer! You will notice all the natural light immediately upon entering. The main floor includes the living room, kitchen, bedroom & a full bathroom. The lower level family room features a white washed wood burning fireplace offers plenty of space to have a man cave or possible 2nd bedroom w/ egress window added. The list of upgrades to this wonderful home include: kitchen backsplash, weathered wood accent walls in bedroom & living room, flooring, shower surround, bathroom vanity, main floor bathroom lighting, chair rail in living room, roof in 2019, water softener in 2020, front yard retaining wall, & the new basement bathroom including toilet, plumbing, vanity & flooring. Newer water heater & furnace in 2017. Fenced in rear yard w/ patio space for grill and patio set, single stall detached garage. Make this YOUR home, call today to set up your private showing.

18. 2021-01-26
    listed $85,000 1034-char remark

    Show marketing remark (1034 chars)

    YOU WON'T BELIEVE THIS HOME & ALL THE UPDATES! Don't let the size deceive you, this functional ranch home has an abundance to offer! You will notice all the natural light immediately upon entering. The main floor includes the living room, kitchen, bedroom & a full bathroom. The lower level family room features a white washed wood burning fireplace offers plenty of space to have a man cave or possible 2nd bedroom w/ egress window added. The list of upgrades to this wonderful home include: kitchen backsplash, weathered wood accent walls in bedroom & living room, flooring, shower surround, bathroom vanity, main floor bathroom lighting, chair rail in living room, roof in 2019, water softener in 2020, front yard retaining wall, & the new basement bathroom including toilet, plumbing, vanity & flooring. Newer water heater & furnace in 2017. Fenced in rear yard w/ patio space for grill and patio set, single stall detached garage. Make this YOUR home, call today to set up your private showing.

19. 2021-01-26
    listed $85,000

    Show marketing remark (1034 chars)

    YOU WON'T BELIEVE THIS HOME & ALL THE UPDATES! Don't let the size deceive you, this functional ranch home has an abundance to offer! You will notice all the natural light immediately upon entering. The main floor includes the living room, kitchen, bedroom & a full bathroom. The lower level family room features a white washed wood burning fireplace offers plenty of space to have a man cave or possible 2nd bedroom w/ egress window added. The list of upgrades to this wonderful home include: kitchen backsplash, weathered wood accent walls in bedroom & living room, flooring, shower surround, bathroom vanity, main floor bathroom lighting, chair rail in living room, roof in 2019, water softener in 2020, front yard retaining wall, & the new basement bathroom including toilet, plumbing, vanity & flooring. Newer water heater & furnace in 2017. Fenced in rear yard w/ patio space for grill and patio set, single stall detached garage. Make this YOUR home, call today to set up your private showing.

20. 2017-04-07
    soldstatus $62,000
21. 2017-04-06
    soldstatus $62,000
22. 2017-04-06
    soldstatus $62,000
23. 2016-11-21
    listed $65,000
24. 2016-11-21
    listed $65,000

ⓘ 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: $1,472 · $123/mo
• Projected year-2 tax: $1,678 · $140/mo
• Expected delta: +$206/yr (+$17/mo · 14.0%)

ⓘ 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 ≥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: $18,181
• − Mortgage interest: −$6,722
• − Property taxes: −$1,472
• − Insurance: −$600
• − Repairs & maintenance: −$1,454
• − Management: −$1,454
• − Depreciation: −$3,491
• Taxable income: $2,987
• Est. tax owed @ 24.0%: −$717
• After-tax cash flow: $4,022/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

+84.6% since first listed

11 events — show timeline

• 2026-05-16 Listed $120,000 IAR
• 2026-05-16 Listed $120,000 Greater Mason BOR
• 2021-03-19 Sold (MLS) $85,000 IAR
• 2021-03-19 Sold (MLS) $85,000 Greater Mason BOR
• 2021-01-26 Listed $85,000 IAR
• 2021-01-26 Listed $85,000 Greater Mason BOR
• 2017-04-07 Sold (Public Records) $62,000 Public Records
• 2017-04-06 Sold (MLS) $62,000 Greater Mason BOR
• 2017-04-06 Sold (MLS) $62,000 IAR
• 2016-11-21 Listed $65,000 Greater Mason BOR
• 2016-11-21 Listed $65,000 IAR

Property tax history

+2.7%/yr

Latest (2025): $1,472 · +2.9% YoY. Source: county tax records.