79 Sunny Cir · Mason City, IA 50401

$139,900

4 bd · 1.5 ba · 1,776 sqft · SingleFamily public records · 46 Days on market

Built 1963 6,534 sqft lot Est $183k · 24% 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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.3/10.0
• 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

A great opportunity to own a 4-bedroom home on Mason City’s south side. Located on a quiet street, this property offers a convenient setting close to everything. The main floor includes an open kitchen and dining area, a formal living room, and a half bath. A spacious family room at the back opens to the patio and rear yard. Upstairs you’ll find four bedrooms and a full bath. The home features a 1 stall attached garage and appealing curb presence. With a bit of ambition and elbow grease, this property has the potential to shine. Come see it for yourself.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1963

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Electric service with fuses; Public sewer
• Home design: Single-family residence; Two levels; Residential zoning (Single Family)
• Construction: Metal siding
• Exterior features: Shingle roof; Irregular lot

Interior

• Kitchen: Range; Microwave; Dishwasher
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Range, Microwave, Dishwasher; Carpet and vinyl flooring; Central air conditioning; Forced air heating

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Roosevelt Elementary School (math 62% / reading 62%, grade B, #363 of 616 statewide, top 62%, 357 students, 68% 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; 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 $967 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 46 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1963 — 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: 1.13% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.38%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $182,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
99 Mission Dr Dr	0.10mi	3/2.2 (-1)	1,777 (+0%)	1mo	$183,000	$103	86
31 Stony Way Way	0.11mi	3/1.0 (-1)	1,795 (+1%)	5mo	$185,000	$103	82
77 Mission Dr Dr	0.06mi	3/1.8 (-1)	1,974 (+11%)	1mo	$209,500	$106	72
14 Sunny Circle Cir	0.13mi	3/1.8 (-1)	1,657 (-7%)	9mo	$205,255	$124	69
435 21st St SW	0.33mi	3/1.8 (-1)	1,912 (+8%)	2mo	$214,000	$112	64
1918 S Pennsylvania Ave	0.29mi	3/2.0 (-1)	1,863 (+5%)	11mo	$223,000	$120	62
1515 S Delaware Ave	0.40mi	3/1.5 (-1)	1,574 (-11%)	6mo	$140,000	$89	52
1311 S Massachusetts Ave Ave	0.73mi	3/1.0 (-1)	1,784 (+0%)	8mo	$171,500	$96	52
113 19th St SE	0.29mi	3/1.8 (-1)	1,524 (-14%)	8mo	$166,000	$109	50
234 22nd St SE	0.37mi	3/1.8 (-1)	2,019 (+14%)	10mo	$132,999	$66	46
12 12th St SE	0.61mi	4/1.8	1,528 (-14%)	3mo	$135,000	$88	45
1420 S Pennsylvania Ave Ave	0.47mi	5/1.5 (+1)	1,574 (-11%)	11mo	$99,900	$63	45

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: -3.6%
• Equity multiple: 0.87×
• Total profit: $-5,227
• Equity at exit: $20,860

10-year hold

• IRR: 6.2%
• Equity multiple: 1.46×
• Total profit: $17,990
• Equity at exit: $12,096

Cash invested: $39,172 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,580 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$183 /mo · $2,194/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $273

Break-even live

Break-even rent $1,234

Max offer price $139,900

Occupancy floor 78%

Sensitivity live

Price	-10% $353	-5% $313	+0% $273	+5% $234	+10% $194
Rent	-10% $149	-5% $211	+0% $273	+5% $336	+10% $398
Rate	-1.0pp $344	-0.5pp $309	base $273	+0.5pp $237	+1.0pp $200

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: $34,975
• Closing costs: $4,197
• 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	45d	1	1.21mi

Listing history 7 events

1. 2026-06-03
   status $139,900 Pending 46 DOM
2. 2026-06-02
   days on market $139,900 Active Under Contract 46 DOM
3. 2026-06-01
   days on market $139,900 Active Under Contract 45 DOM
4. 2026-05-31
   days on market $139,900 Active Under Contract 44 DOM
5. 2026-05-31
   days on market $139,900 Active Under Contract 43 DOM
6. 2026-04-29
   historical Active Under Contract
7. 2026-04-17
   listed $139,900 Active

ⓘ 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: $2,194 · $183/mo
• Projected year-2 tax: $2,195 · $183/mo
• Expected delta: +$1/yr ($0/mo · 0.1%)

ⓘ 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 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: $18,960
• − Mortgage interest: −$7,837
• − Property taxes: −$2,194
• − Insurance: −$700
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$4,070
• Taxable income: $1,127
• Est. tax owed @ 24.0%: −$270
• After-tax cash flow: $3,011/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

2 events — show timeline

• 2026-04-29 Contingent — IAR
• 2026-04-17 Listed $139,900 IAR

Property tax history

+1.3%/yr

Latest (2025): $2,194 · -1.6% YoY. Source: county tax records.