125 4th St NW · Mason City, IA 50401

$158,000

3 bd · 1.5 ba · 1,336 sqft · SingleFamily public records · 33 Days on market

Built 1920 3,996 sqft lot $118/sqft · 43% above area Est $110k · 43% over

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Why this score? — see what drove the D 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 +20.2/30.0
• DSCR +6.4/10.0
• 1% rule +4.8/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Craftsman bungalow charm takes center stage the moment you arrive, where timeless lines and a welcoming front porch hint at the warmth waiting inside. The spacious living room invites you in with a brick fireplace & striking oak built-ins, all beneath soaring 9-foot ceilings. Hardwood floors add warmth, while updated lighting brings a cohesive touch along with curated paint selections that honor the home’s heritage. The kitchen is both functional & inviting, featuring custom maple cabinetry and a generous workspace, with a charming dining area nearby. Bedrooms feel comfortable & grounded with natural light. Downstairs, a relaxed lower level adds space for hobbies. Outside, the new back patio creates a fresh setting for grilling or unwinding at the end of the day All just moments from downtown, local arts, the historic Frank Lloyd Wright Hotel, ice arena, & more. This is the kind of home that blends history with livability in all the right ways. Come see what makes it stand out.

Key facts

• Brick fireplace
• Front porch
• Dining area

Tags

• FRONT PORCH
• BRICK FIREPLACE
• OAK BUILT-INS
• HARDWOOD FLOORS
• CUSTOM MAPLE CABINETRY
• DINING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (2.5% below list).
• Recommended offer: $153k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Harding Elementary School (math 52% / reading 57%, grade C, #462 of 616 statewide, top 79%, 380 students, 54% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $1k of loan paydown is wiped out by about $5k 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 33 days — a 3% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,260 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1920 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.98% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 8.5

CMA / ARV

• ARV (median comp): $110,402
• List price: $158,000
• Delta: 43.11%
• 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
125 4th St NW	0.00mi	3/1.5	1,336 (0%)	1mo	$151,000	$113	99
320 1st NE #103 St #103	0.44mi	2/2.0 (-1)	1,331 (-0%)	6mo	$250,000	$188	67
194 N Crescent Dr Dr	0.60mi	3/2.0	1,364 (+2%)	5mo	$125,000	$92	63
1022 N Monroe Ave	0.54mi	2/2.0 (-1)	1,322 (-1%)	6mo	$123,000	$93	62
320 1st NE #307 St #307	0.44mi	2/2.0 (-1)	1,418 (+6%)	3mo	$255,000	$180	60
727 2nd St SW	0.58mi	3/1.5	1,429 (+7%)	5mo	$135,000	$94	57
616 S President Ave	0.66mi	4/2.0 (+1)	1,374 (+3%)	3mo	$123,000	$90	56
620 N Jackson Ave	0.45mi	4/1.0 (+1)	1,468 (+10%)	1mo	$190,000	$129	55
617 S Washington Ave	0.68mi	3/1.5	1,456 (+9%)	2mo	$114,000	$78	52
1306 N Jefferson Ave	0.61mi	3/1.0	1,200 (-10%)	4mo	$114,000	$95	49
221 14th St NW	0.64mi	3/1.0	1,144 (-14%)	5mo	$106,000	$93	40
1025 2nd St NW	0.70mi	2/1.8 (-1)	1,188 (-11%)	5mo	$84,000	$71	39

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-12,989
• Equity at exit: $23,558

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $4,872
• Equity at exit: $13,661

Cash invested: $44,240 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,541 medium
• Mortgage (P&I): −$829
• Tax from tax record: −$125 /mo · $1,496/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $198

Break-even live

Break-even rent $1,290

Max offer price $158,000

Occupancy floor 82%

Sensitivity live

Price	-10% $288	-5% $243	+0% $198	+5% $154	+10% $109
Rent	-10% $77	-5% $138	+0% $198	+5% $259	+10% $320
Rate	-1.0pp $278	-0.5pp $239	base $198	+0.5pp $157	+1.0pp $116

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: $39,500
• Closing costs: $4,740
• 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	45d	1	0.20mi
110 N Delaware Ave Unit 211 Mason City, IA	2.0	1.0	919	$1,395	$1.52	45d	1	0.26mi
215 2nd St SW Unit 100-210 Mason City, IA	3.0	2.0	1273	$1,580	$1.24	45d	1	0.38mi

Listing history 16 events

1. 2026-05-18
   status Pending 1021-char remark

   Show marketing remark (1021 chars)

   Craftsman bungalow charm takes center stage the moment you arrive, where timeless lines and a welcoming front porch hint at the warmth waiting inside. The spacious living room invites you in with a brick fireplace & striking oak built-ins, all beneath soaring 9-foot ceilings. Hardwood floors add warmth, while updated lighting brings a cohesive touch along with curated paint selections that honor the home’s heritage. The kitchen is both functional & inviting, featuring custom maple cabinetry and a generous workspace, with a charming dining area nearby. Bedrooms feel comfortable & grounded with natural light. Downstairs, a relaxed lower level adds space for hobbies. Outside, the new back patio creates a fresh setting for grilling or unwinding at the end of the day All just moments from downtown, local arts, the historic Frank Lloyd Wright Hotel, ice arena, & more. This is the kind of home that blends history with livability in all the right ways. Come see what makes it stand out.

2. 2026-05-18
   status Pending 1021-char remark

   Show marketing remark (1021 chars)

   Craftsman bungalow charm takes center stage the moment you arrive, where timeless lines and a welcoming front porch hint at the warmth waiting inside. The spacious living room invites you in with a brick fireplace & striking oak built-ins, all beneath soaring 9-foot ceilings. Hardwood floors add warmth, while updated lighting brings a cohesive touch along with curated paint selections that honor the home’s heritage. The kitchen is both functional & inviting, featuring custom maple cabinetry and a generous workspace, with a charming dining area nearby. Bedrooms feel comfortable & grounded with natural light. Downstairs, a relaxed lower level adds space for hobbies. Outside, the new back patio creates a fresh setting for grilling or unwinding at the end of the day All just moments from downtown, local arts, the historic Frank Lloyd Wright Hotel, ice arena, & more. This is the kind of home that blends history with livability in all the right ways. Come see what makes it stand out.

3. 2026-05-13
   historical Active Under Contract 1021-char remark

   Show marketing remark (1021 chars)

   Craftsman bungalow charm takes center stage the moment you arrive, where timeless lines and a welcoming front porch hint at the warmth waiting inside. The spacious living room invites you in with a brick fireplace & striking oak built-ins, all beneath soaring 9-foot ceilings. Hardwood floors add warmth, while updated lighting brings a cohesive touch along with curated paint selections that honor the home’s heritage. The kitchen is both functional & inviting, featuring custom maple cabinetry and a generous workspace, with a charming dining area nearby. Bedrooms feel comfortable & grounded with natural light. Downstairs, a relaxed lower level adds space for hobbies. Outside, the new back patio creates a fresh setting for grilling or unwinding at the end of the day All just moments from downtown, local arts, the historic Frank Lloyd Wright Hotel, ice arena, & more. This is the kind of home that blends history with livability in all the right ways. Come see what makes it stand out.

4. 2026-05-13
   historical Active Under Contract 1021-char remark

   Show marketing remark (1021 chars)

   Craftsman bungalow charm takes center stage the moment you arrive, where timeless lines and a welcoming front porch hint at the warmth waiting inside. The spacious living room invites you in with a brick fireplace & striking oak built-ins, all beneath soaring 9-foot ceilings. Hardwood floors add warmth, while updated lighting brings a cohesive touch along with curated paint selections that honor the home’s heritage. The kitchen is both functional & inviting, featuring custom maple cabinetry and a generous workspace, with a charming dining area nearby. Bedrooms feel comfortable & grounded with natural light. Downstairs, a relaxed lower level adds space for hobbies. Outside, the new back patio creates a fresh setting for grilling or unwinding at the end of the day All just moments from downtown, local arts, the historic Frank Lloyd Wright Hotel, ice arena, & more. This is the kind of home that blends history with livability in all the right ways. Come see what makes it stand out.

5. 2026-04-15
   listed $158,000 Active 1021-char remark

   Show marketing remark (1021 chars)

   Craftsman bungalow charm takes center stage the moment you arrive, where timeless lines and a welcoming front porch hint at the warmth waiting inside. The spacious living room invites you in with a brick fireplace & striking oak built-ins, all beneath soaring 9-foot ceilings. Hardwood floors add warmth, while updated lighting brings a cohesive touch along with curated paint selections that honor the home’s heritage. The kitchen is both functional & inviting, featuring custom maple cabinetry and a generous workspace, with a charming dining area nearby. Bedrooms feel comfortable & grounded with natural light. Downstairs, a relaxed lower level adds space for hobbies. Outside, the new back patio creates a fresh setting for grilling or unwinding at the end of the day All just moments from downtown, local arts, the historic Frank Lloyd Wright Hotel, ice arena, & more. This is the kind of home that blends history with livability in all the right ways. Come see what makes it stand out.

6. 2026-04-15
   listed $158,000 Active 1021-char remark

   Show marketing remark (1021 chars)

   Craftsman bungalow charm takes center stage the moment you arrive, where timeless lines and a welcoming front porch hint at the warmth waiting inside. The spacious living room invites you in with a brick fireplace & striking oak built-ins, all beneath soaring 9-foot ceilings. Hardwood floors add warmth, while updated lighting brings a cohesive touch along with curated paint selections that honor the home’s heritage. The kitchen is both functional & inviting, featuring custom maple cabinetry and a generous workspace, with a charming dining area nearby. Bedrooms feel comfortable & grounded with natural light. Downstairs, a relaxed lower level adds space for hobbies. Outside, the new back patio creates a fresh setting for grilling or unwinding at the end of the day All just moments from downtown, local arts, the historic Frank Lloyd Wright Hotel, ice arena, & more. This is the kind of home that blends history with livability in all the right ways. Come see what makes it stand out.

7. 2025-05-06
   soldstatus $137,500
8. 2025-04-30
   status Pending
9. 2025-04-30
   soldstatus $137,250 Closed
10. 2025-04-30
    soldstatus $137,250 Closed
11. 2025-03-13
    historical Active Under Contract
12. 2025-03-06
    historical Active Under Contract
13. 2024-11-14
    listed $142,500 Active
14. 2024-11-14
    listed $142,500 Active
15. 2007-12-13
    soldstatus $63,500
16. 2006-05-05
    soldstatus $63,500

ⓘ 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: $1,496 · $125/mo
• Projected year-2 tax: $1,988 · $166/mo
• Expected delta: +$492/yr (+$41/mo · 32.9%)

ⓘ 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: $18,493
• − Mortgage interest: −$8,850
• − Property taxes: −$1,496
• − Insurance: −$790
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$4,596
• Taxable loss: −$199
• Est. tax savings @ 24.0%: +$48
• After-tax cash flow: $2,428/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

+148.8% since first listed

16 events — show timeline

• 2026-05-18 Pending — Greater Mason BOR
• 2026-05-18 Pending — IAR
• 2026-05-13 Contingent — IAR
• 2026-05-13 Contingent — Greater Mason BOR
• 2026-04-15 Listed $158,000 IAR
• 2026-04-15 Listed $158,000 Greater Mason BOR
• 2025-05-06 Sold (Public Records) $137,500 Public Records
• 2025-04-30 Pending — IAR
• 2025-04-30 Sold (MLS) $137,250 Greater Mason BOR
• 2025-04-30 Sold (MLS) $137,250 IAR
• 2025-03-13 Contingent — Greater Mason BOR
• 2025-03-06 Contingent — IAR
• 2024-11-14 Listed $142,500 Greater Mason BOR
• 2024-11-14 Listed $142,500 IAR
• 2007-12-13 Sold (Public Records) $63,500 Public Records
• 2006-05-05 Sold (Public Records) $63,500 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,496 · +2.9% YoY. Source: county tax records.