212 12th St NW · Mason City, IA 50401

$144,900

4 bd · 1.5 ba · 1,243 sqft · SingleFamily public records · 36 Days on market

Built 1915 7,500 sqft lot $117/sqft · 29% above area Est $112k · 29% over ↓ 3% since listing

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Why this score? — see what drove the C- 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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +5.9/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this chance at a spacious well taken care of home with 4 bedrooms and a 4 stall garage that is insulated and heated! this home is welcomed by a warm and inviting backyard that you use to enter the home with fenced in space a patio and a deck and a lot of great landscaping to see. As you enter the home you will find a main floor laundry room and a long kitchen with plenty of cabinet space. as you go through you will see a spacious living and dinning room with finished porch area for an extra room to do what you want with and a primary bedroom off the living room. The primary bedroom boasts a large amount of amazing cedar including a walk-in closet all cedar and a bathroom within the room for easy access. Book your private showing today.

Key facts

• Landscaping
• Backyard
• Deck

Tags

• BACKYARD
• FENCED IN SPACE
• PATIO
• DECK
• LANDSCAPING
• MAIN FLOOR LAUNDRY ROOM

Property features AI

Finance

• Financial info: Annual tax amount available

Exterior

• Parking: Detached concrete garage with 4 spaces
• Home design: Single-family residence; 2 stories
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: Asphalt roof; Vinyl siding; Lot approximately 50 x 150; Z2 - Sub-Urban District zoning

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One bathroom on the main level; Therapeutic whirlpool
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating
• Interior features: Walk-in closet(s); Full basement with sump pump

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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; 1 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 $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.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($141k) 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.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1915 — 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: 1.09% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.16%
• DSCR: 1.41
• GRM: 7.6

CMA / ARV

• ARV (median comp): $112,000
• List price: $144,900
• Delta: 29.38%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1306 N Jefferson Ave	0.09mi	3/1.0 (-1)	1,200 (-4%)	4mo	$114,000	$95	80
221 14th St NW	0.10mi	3/1.0 (-1)	1,144 (-8%)	5mo	$106,000	$93	71
323 6th St NW	0.41mi	3/1.8 (-1)	1,248 (+0%)	7mo	$145,000	$116	68
1435 N Jefferson Ave Ave	0.20mi	3/1.8 (-1)	1,333 (+7%)	6mo	$92,000	$69	68
522 10th St NW	0.22mi	3/1.0 (-1)	1,116 (-10%)	5mo	$40,000	$36	62
151 14th St NW	0.11mi	3/1.5 (-1)	1,122 (-10%)	18mo	$87,000	$78	59
125 4th St NW	0.54mi	3/1.5 (-1)	1,336 (+8%)	1mo	$151,000	$113	57
933 N Polk Ave	0.56mi	3/1.2 (-1)	1,224 (-2%)	14mo	$155,000	$127	54
1218 N President Ave	0.09mi	3/1.0 (-1)	1,071 (-14%)	16mo	$146,500	$137	52
1314 N Jersey Ave Ave	0.42mi	3/1.0 (-1)	1,056 (-15%)	12mo	$45,000	$43	38
509 N Delaware Ave	0.54mi	4/2.0	1,098 (-12%)	19mo	$53,000	$48	38
1020 N Taylor Ave	0.64mi	3/1.0 (-1)	1,056 (-15%)	12mo	$147,000	$139	28

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-3,764
• Equity at exit: $21,605

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $22,068
• Equity at exit: $12,528

Cash invested: $40,572 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,580 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$118 /mo · $1,418/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $310

Break-even live

Break-even rent $1,188

Max offer price $144,900

Occupancy floor 75%

Sensitivity live

Price	-10% $392	-5% $351	+0% $310	+5% $269	+10% $228
Rent	-10% $185	-5% $247	+0% $310	+5% $372	+10% $435
Rate	-1.0pp $383	-0.5pp $347	base $310	+0.5pp $272	+1.0pp $234

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	44d	1	0.93mi

Listing history 19 events

1. 2026-06-21
   days on market $144,900 Active 36 DOM
2. 2026-06-18
   days on market $144,900 Active 34 DOM
3. 2026-06-17
   days on market $144,900 Active 33 DOM
4. 2026-06-17
   price $144,900 Active 32 DOM
5. 2026-06-16
   days on market $149,900 Active 32 DOM

   Show marketing remark (756 chars)

   Don't miss this chance at a spacious well taken care of home with 4 bedrooms and a 4 stall garage that is insulated and heated! this home is welcomed by a warm and inviting backyard that you use to enter the home with fenced in space a patio and a deck and a lot of great landscaping to see. As you enter the home you will find a main floor laundry room and a long kitchen with plenty of cabinet space. as you go through you will see a spacious living and dinning room with finished porch area for an extra room to do what you want with and a primary bedroom off the living room. The primary bedroom boasts a large amount of amazing cedar including a walk-in closet all cedar and a bathroom within the room for easy access. Book your private showing today.

6. 2026-06-15
   days on market $149,900 Active 31 DOM
7. 2026-06-13
   days on market $149,900 Active 29 DOM
8. 2026-06-12
   days on market $149,900 Active 28 DOM
9. 2026-06-09
   days on market $149,900 Active 25 DOM
10. 2026-06-08
    days on market $149,900 Active 24 DOM
11. 2026-06-07
    days on market $149,900 Active 23 DOM
12. 2026-06-07
    days on market $149,900 Active 22 DOM
13. 2026-06-04
    days on market $149,900 Active 19 DOM
14. 2026-06-02
    days on market $149,900 Active 18 DOM
15. 2026-06-01
    days on market $149,900 Active 17 DOM
16. 2026-05-31
    days on market $149,900 Active 16 DOM
17. 2026-05-31
    days on market $149,900 Active 15 DOM
18. 2026-05-15
    listed $149,900 Active 756-char remark

    Show marketing remark (756 chars)

    Don't miss this chance at a spacious well taken care of home with 4 bedrooms and a 4 stall garage that is insulated and heated! this home is welcomed by a warm and inviting backyard that you use to enter the home with fenced in space a patio and a deck and a lot of great landscaping to see. As you enter the home you will find a main floor laundry room and a long kitchen with plenty of cabinet space. as you go through you will see a spacious living and dinning room with finished porch area for an extra room to do what you want with and a primary bedroom off the living room. The primary bedroom boasts a large amount of amazing cedar including a walk-in closet all cedar and a bathroom within the room for easy access. Book your private showing today.

19. 2026-05-15
    listed $149,900 Active 756-char remark

    Show marketing remark (756 chars)

    Don't miss this chance at a spacious well taken care of home with 4 bedrooms and a 4 stall garage that is insulated and heated! this home is welcomed by a warm and inviting backyard that you use to enter the home with fenced in space a patio and a deck and a lot of great landscaping to see. As you enter the home you will find a main floor laundry room and a long kitchen with plenty of cabinet space. as you go through you will see a spacious living and dinning room with finished porch area for an extra room to do what you want with and a primary bedroom off the living room. The primary bedroom boasts a large amount of amazing cedar including a walk-in closet all cedar and a bathroom within the room for easy access. Book your private showing today.

ⓘ 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: $1,418 · $118/mo
• Projected year-2 tax: $1,846 · $154/mo
• Expected delta: +$428/yr (+$36/mo · 30.2%)

ⓘ 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: $18,960
• − Mortgage interest: −$8,117
• − Property taxes: −$1,418
• − Insurance: −$724
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$4,215
• Taxable income: $1,452
• Est. tax owed @ 24.0%: −$348
• After-tax cash flow: $3,369/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

-3.3% since first listed

4 events — show timeline

• 2026-06-16 Price Changed $144,900 Greater Mason BOR
• 2026-06-16 Price Changed $144,900 IAR
• 2026-05-15 Listed $149,900 IAR
• 2026-05-15 Listed $149,900 Greater Mason BOR

Property tax history

+1.4%/yr

Latest (2025): $1,418 · +3.2% YoY. Source: county tax records.