5 S Vermont Ave · Mason City, IA 50401

$129,900

2 bd · 1.0 ba · 752 sqft · SingleFamily public records · 40 Days on market

Built 1950 7,345 sqft lot Est $119k · 9% 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 +19.7/30.0
• DSCR +6.2/10.0
• 1% rule +4.6/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• ARV discount +3.3/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Location, location, location! Super cute 2 bedroom home with attached 2 stall garage, fenced yard & storage shed. Close to East Park, East side shopping and schools. New furnace and central air in 2020 along with new breaker panel. New water heater in 2026. All appliances are included. First time on the market in forty years!

Key facts

• New furnace
• New breaker panel
• Fenced yard

Tags

• FENCED YARD
• STORAGE SHED
• NEW FURNACE
• NEW CENTRAL AIR
• NEW BREAKER PANEL
• NEW WATER HEATER

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces; Concrete driveway; Garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1 story
• Construction: Vinyl siding; Asphalt roof
• Exterior features: Fenced yard; Shed(s); Corner lot

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Flooring: Ceramic tile; Vinyl
• Bathrooms: 1 main-level bathroom
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fan(s)
• Interior features: Electric range; Microwave; Refrigerator; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $151 ($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 $125k (3.5% below list).
• Recommended offer: $125k (3.5% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 5.2% 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: 153 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 $898 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 40 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,314 (3.5% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 0.96% ✗
• Cap rate: 7.69%
• Cash-on-cash: 4.99%
• DSCR: 1.22
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $118,816
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 S Vermont Ave	0.00mi	2/1.0	752 (0%)	0mo	$129,900	$173	100
808 9th St NE	0.63mi	2/1.0	778 (+4%)	5mo	$94,000	$121	61
516 4th St NE	0.61mi	1/1.8 (-1)	736 (-2%)	0mo	$126,500	$172	59
1042 E State St	0.14mi	2/1.0	823 (+9%)	23mo	$105,000	$128	58
825 7th St SE	0.52mi	2/1.0	806 (+7%)	13mo	$115,000	$143	53
1008 N Hampshire Ave	0.74mi	2/0.8	784 (+4%)	7mo	$128,500	$164	52
916 8th St NE	0.55mi	1/1.5 (-1)	799 (+6%)	20mo	$77,500	$97	40
516 S Louisiana Ave	0.47mi	2/1.0	850 (+13%)	24mo	$134,000	$158	36

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: -8.6%
• Equity multiple: 0.69×
• Total profit: $-11,440
• Equity at exit: $19,369

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $2,364
• Equity at exit: $11,231

Cash invested: $36,372 (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: 153
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$104 /mo · $1,242/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $151

Break-even live

Break-even rent $1,062

Max offer price $129,900

Occupancy floor 83%

Sensitivity live

Price	-10% $225	-5% $188	+0% $151	+5% $114	+10% $78
Rent	-10% $52	-5% $102	+0% $151	+5% $201	+10% $250
Rate	-1.0pp $217	-0.5pp $184	base $151	+0.5pp $117	+1.0pp $83

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: $32,475
• Closing costs: $3,897
• 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	44d	1	0.90mi
110 N Delaware Ave Unit 208 Mason City, IA	1.0	1.0	552	$1,095	$1.98	44d	1	0.90mi

Listing history 11 events

1. 2026-06-09
   status $129,900 Pending 40 DOM
2. 2026-06-08
   days on market $129,900 Active Under Contract 40 DOM
3. 2026-06-07
   days on market $129,900 Active Under Contract 39 DOM
4. 2026-06-07
   days on market $129,900 Active Under Contract 38 DOM
5. 2026-06-04
   days on market $129,900 Active Under Contract 35 DOM
6. 2026-06-02
   days on market $129,900 Active Under Contract 34 DOM
7. 2026-06-01
   days on market $129,900 Active Under Contract 33 DOM
8. 2026-05-31
   days on market $129,900 Active Under Contract 32 DOM
9. 2026-05-31
   days on market $129,900 Active Under Contract 31 DOM
10. 2026-05-01
    historical Active Under Contract
11. 2026-04-29
    listed $129,900 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: $1,242 · $104/mo
• Projected year-2 tax: $1,641 · $137/mo
• Expected delta: +$399/yr (+$33/mo · 32.1%)

ⓘ 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 3/10 Moderate
• 🌡 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: $15,038
• − Mortgage interest: −$7,276
• − Property taxes: −$1,242
• − Insurance: −$650
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$3,779
• Taxable loss: −$315
• Est. tax savings @ 24.0%: +$76
• After-tax cash flow: $1,889/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

• 2026-05-01 Contingent — Greater Mason BOR
• 2026-04-29 Listed $129,900 Greater Mason BOR

Property tax history

+1.2%/yr

Latest (2025): $1,242 · -4.9% YoY. Source: county tax records.