835 12th St SE · Mason City, IA 50401

$94,900

2 bd · 1.0 ba · 766 sqft · SingleFamily public records · 47 Days on market

Built 1954 6,970 sqft lot $124/sqft · 6% below area Est $122k · 22% 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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

Big Yard. Great Location. Easy Living. This 2 bed, 1 bath ranch checks all the boxes! Featuring an attached tandem garage and a HUGE backyard, perfect for summer nights, pets, or play. Nestled in a sought-after neighborhood just minutes from schools and shopping, this home offers the comfort and convenience you’ve been looking for. Simple. Spacious. Ready for you.

Key facts

• Oversize garage
• New kitchen
• Large backyard

Tags

• NEW KITCHEN
• OVERSIZE GARAGE
• DRIVE-THROUGH GARAGE DOOR
• LARGE BACKYARD

Property features AI

Finance

• Other: Property within Mason city limits

Exterior

• Parking: Attached concrete garage with 2 parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Zoned RG / General Residential
• Construction: Vinyl siding; Asphalt roof; Below-grade finished area (308)
• Exterior features: Patio

Interior

• Kitchen: Double oven
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 1 main-level bathroom
• Heating & cooling: Forced air heating; Central air; Ceiling fans
• Interior features: Double oven; Full basement, partially finished; Smoke detectors

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/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: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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; 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 $656 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1954 — 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: 1.32% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.28%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (median comp): $122,023
• List price: $94,900
• Delta: -22.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
677 14th St SE	0.22mi	2/1.0	720 (-6%)	2mo	$117,000	$163	78
825 7th St SE	0.29mi	2/1.0	806 (+5%)	13mo	$115,000	$143	67
846 14th St SE	0.11mi	3/1.0 (+1)	864 (+13%)	2mo	$162,000	$188	67
520 12th St SE	0.40mi	2/1.0	770 (+0%)	23mo	$37,000	$48	61
220 12th St SE	0.65mi	2/1.0	780 (+2%)	16mo	$115,000	$147	54
543 20th St SE	0.63mi	2/1.0	790 (+3%)	18mo	$87,500	$111	50
252 12th St SE	0.59mi	2/1.0	660 (-14%)	4mo	$12,000	$18	47
1215 S Massachusetts Ave	0.43mi	1/1.0 (-1)	684 (-11%)	21mo	$41,500	$61	40
516 S Louisiana Ave	0.63mi	2/1.0	850 (+11%)	24mo	$134,000	$158	32

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: 6.0%
• Equity multiple: 1.23×
• Total profit: $6,196
• Equity at exit: $14,150

10-year hold

• IRR: 15.4%
• Equity multiple: 2.25×
• Total profit: $33,224
• Equity at exit: $8,205

Cash invested: $26,572 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$116 /mo · $1,398/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $338

Break-even live

Break-even rent $827

Max offer price $94,900

Occupancy floor 68%

Sensitivity live

Price	-10% $392	-5% $365	+0% $338	+5% $312	+10% $285
Rent	-10% $239	-5% $289	+0% $338	+5% $388	+10% $438
Rate	-1.0pp $386	-0.5pp $363	base $338	+0.5pp $314	+1.0pp $289

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 N Delaware Ave Unit 211 Mason City, IA	2.0	1.0	919	$1,395	$1.52	45d	1	1.16mi
110 N Delaware Ave Unit 208 Mason City, IA	1.0	1.0	552	$1,095	$1.98	45d	1	1.16mi

Listing history 16 events

1. 2026-06-18
   days on market $94,900 Active 47 DOM
2. 2026-06-17
   days on market $94,900 Active 46 DOM
3. 2026-06-16
   days on market $94,900 Active 45 DOM
4. 2026-06-15
   days on market $94,900 Active 44 DOM
5. 2026-06-13
   days on market $94,900 Active 42 DOM
6. 2026-06-12
   days on market $94,900 Active 41 DOM
7. 2026-06-09
   days on market $94,900 Active 38 DOM
8. 2026-06-08
   days on market $94,900 Active 37 DOM
9. 2026-06-07
   days on market $94,900 Active 36 DOM
10. 2026-06-07
    days on market $94,900 Active 35 DOM
11. 2026-06-04
    days on market $94,900 Active 32 DOM
12. 2026-06-02
    days on market $94,900 Active 31 DOM
13. 2026-06-01
    days on market $94,900 Active 30 DOM
14. 2026-05-31
    days on market $94,900 Active 29 DOM
15. 2026-05-31
    days on market $94,900 Active 28 DOM
16. 2026-05-02
    listed $94,900 Active 372-char remark

ⓘ 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: $1,398 · $116/mo
• Projected year-2 tax: $1,444 · $120/mo
• Expected delta: +$46/yr (+$4/mo · 3.3%)

ⓘ 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 2/10 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: $15,071
• − Mortgage interest: −$5,316
• − Property taxes: −$1,398
• − Insurance: −$474
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$2,761
• Taxable income: $2,710
• Est. tax owed @ 24.0%: −$650
• After-tax cash flow: $3,411/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

1 event — show timeline

• 2026-05-02 Listed $94,900 Greater Mason BOR

Property tax history

+2.0%/yr

Latest (2025): $1,398 · +2.9% YoY. Source: county tax records.