628 W Arch St · Mason City, IL 62664

$95,000

3 bd · 1.5 ba · 1,333 sqft · Other · 28 Days on market

0.34 ac lot

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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 +24.8/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Situated on a generous 100X150 lot in Mason City, this spacious recently renovated 3-bedroom, 1.5 bath story and a half vinyl sided residence has a LOT to offer! Main floor of home offers an inviting foyer with a front facing bay window, cozy living room with an open staircase, updated and equipped eat-in kitchen with a tiled backsplash, two comfortably sized bedrooms, 1.5 baths, convenient rear laundry area, and a flexible 8X13 rec room. Upstairs you will find a large 12X19 third bedroom with an adjacent 12X7 nook. Property also features a partial basement, two car attached garage, older detached garage, large rear shed structure, and all appliances to remain upon settlement for new owner(

Key facts

• Inviting foyer
• Generous lot
• Open staircase

Tags

• GENEROUS LOT
• INVITING FOYER
• FRONT FACING BAY WINDOW
• OPEN STAIRCASE
• UPDATED EAT-IN KITCHEN
• TILED BACKSPLASH

Property features AI

Exterior

• Parking: Attached garage; Detached garage; Gravel parking; Two garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Property faces unspecified direction
• Construction: Rubber and shingle roof; Crawl space, partial, unfinished basement; Building area approximately 1333 total
• Exterior features: Level lot; Shed(s); Outbuilding

Interior

• Kitchen: Refrigerator
• Bedrooms: Three bedrooms (one on main level; one on upper level; one on lower level/basement); Primary/main bedroom ~12 x 9 with egress window; Second main bedroom ~9 x 13 with egress window; Upper bedroom ~12 x 19 with egress window
• Flooring: Luxury vinyl plank in kitchen and one bedroom; Vinyl flooring in multiple rooms (bedrooms, living areas, recreation, laundry, foyer)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Vaulted/cathedral/tray ceilings; Ceiling fan(s)
• Laundry & utility: Washer; Dryer; Main-level laundry room (~8 x 15)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#620 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Illini Central CUSD 189 (rural): math 11% / reading 18% proficiency, ranked #514 of 620 in IL (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Illini Central High School (math 5% / reading 15%, grade F, #528 of 693 statewide, top 82%, 185 students, 0% FRL) — zoned schools average 0% FRL vs 44% district-wide (44 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 12 active listings in the ZIP; 7 units permitted in Mason County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Mason County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $95k implies a 280% gain — meaningful room to come down on a strong offer.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.22% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.11%
• DSCR: 1.41
• GRM: 6.8

CMA / ARV

No comps found within radius.

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: $-2,479
• Equity at exit: $14,165

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $14,619
• Equity at exit: $8,214

Cash invested: $26,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 62664

• Home prices YoY: -13.9%
• Active inventory: 12
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,160 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$177 /mo · $2,125/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $202

Break-even live

Break-even rent $905

Max offer price $95,000

Occupancy floor 78%

Sensitivity live

Price	-10% $256	-5% $229	+0% $202	+5% $175	+10% $148
Rent	-10% $110	-5% $156	+0% $202	+5% $248	+10% $294
Rate	-1.0pp $250	-0.5pp $226	base $202	+0.5pp $177	+1.0pp $152

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $95,000 Active 28 DOM
2. 2026-06-18
   days on market $95,000 Active 26 DOM
3. 2026-06-17
   days on market $95,000 Active 25 DOM
4. 2026-06-16
   days on market $95,000 Active 24 DOM
5. 2026-06-15
   days on market $95,000 Active 23 DOM
6. 2026-06-13
   days on market $95,000 Active 21 DOM
7. 2026-06-12
   days on market $95,000 Active 20 DOM
8. 2026-06-09
   days on market $95,000 Active 17 DOM
9. 2026-06-08
   days on market $95,000 Active 16 DOM
10. 2026-06-07
    days on market $95,000 Active 15 DOM
11. 2026-06-07
    days on market $95,000 Active 14 DOM
12. 2026-06-04
    days on market $95,000 Active 11 DOM
13. 2026-06-02
    days on market $95,000 Active 10 DOM
14. 2026-06-01
    days on market $95,000 Active 9 DOM
15. 2026-05-31
    days on market $95,000 Active 8 DOM
16. 2026-05-31
    days on market $95,000 Active 7 DOM
17. 2026-05-22
    listed $95,000 Active
18. 2019-08-22
    soldstatus $25,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $2,125 · $177/mo
• Projected year-2 tax: $2,141 · $178/mo
• Expected delta: +$16/yr (+$1/mo · 0.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,926
• − Mortgage interest: −$5,321
• − Property taxes: −$2,125
• − Insurance: −$475
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$2,764
• Taxable income: $1,013
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $2,180/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: Illini Central CUSD 189
• NCES district ID: 1700113
• Math proficiency: 11% ▼ -11.00%
• Reading proficiency: 18% ▼ -18.00%
• Median HH income: $46,086
• Composite: 12.95/100
• National rank: #9574
• State rank: #514 of 620 in IL

Livability — Mason City

• Score: 65/100
• State rank: #620
• US rank: #12714

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mason City, IL
• Population (ZIP): 2,848

Population outlook (Mason County) Hauer SSP2

• Today (2025): 12,087 people
• By 2030: 11,283 · -6.7%
• By 2040: 9,766 · -19.2%
• By 2050: 8,421 · -30.3%
• By 2075: 5,785 · -52.1%
• By 2100: 3,888 · -67.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2% Black 1%
• Common ancestry: Lithuanian 3% Romanian 3% Italian 2%
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Mason

• 2024 margin: Solid R (+42.2) · D 27.8% · R 70.1% · Other 2.1%
• 2008→2024 swing: -48.1pp toward R · 2008: 5.9pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+39.5 2016: R+31.8 2012: R+6.3 2008: D+5.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.38%
• Current HPI: 114.2568
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

+280.0% since first listed

2 events — show timeline

• 2026-05-22 Listed $95,000 RMLSA as Distributed by MLS Grid
• 2019-08-22 Sold (Public Records) $25,000 Public Records

Property tax history

+25.7%/yr

Latest (2024): $2,125 · +3.8% YoY. Source: county tax records.