607 Tylersville Rd · Mason, OH 45040

$349,900

3 bd · 1.0 ba · 1,470 sqft · SingleFamily public records · 164 Days on market

Built 1956 0.74 ac lot $238/sqft · 8% below area Est $381k · 8% under

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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 +18.0/30.0
• ARV discount +11.2/15.0
• Schools +7.2/10.0
• DSCR +5.6/10.0
• 1% rule +4.4/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ranch-style home in the heart of Mason featuring 3 bedrooms and 2 full baths. This property offers great upside potential and is ready for your updates. Situated on a spacious 0.74-acre lot, it includes a full unfinished basement with the potential to add additional living space, along with an oversized detached garage. Conveniently located near I-75 and shopping. Come check it out before it's gone!

Key facts

• Ranch-style home
• Spacious lot
• Conveniently located

Tags

• RANCH-STYLE HOME
• SPACIOUS LOT
• FULL UNFINISHED BASEMENT
• OVERSIZED DETACHED GARAGE
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/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 $329k (6.0% below list).
• Recommended offer: $308k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 3.1% in Mason — 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 85/100 on livability (#43 in OH, #590 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: health & safety C-, commute F.
• Mason City (suburban): math 81% / reading 81% proficiency, ranked #33 of 656 in OH (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 6% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.5%/yr); 141 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Warren County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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.
• Current owner paid $230k; list at $350k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $307,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.70%
• DSCR: 1.16
• GRM: 8.9

CMA / ARV

• ARV (median comp): $381,469
• List price: $349,900
• Delta: -8.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 E Circle Dr	0.29mi	4/1.0 (+1)	1,405 (-4%)	1mo	$290,000	$206	73
6310 Crooked Creek Dr	0.41mi	3/2.0	1,424 (-3%)	5mo	$343,000	$241	68
5732 Villas Creek Dr	0.25mi	4/2.0 (+1)	1,364 (-7%)	12mo	$375,000	$275	58
212 Boyd Ln	0.52mi	2/1.0 (-1)	1,360 (-8%)	11mo	$220,000	$162	49

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 · 3.51% rent growth · sell at horizon

5-year hold

• IRR: -10.0%
• Equity multiple: 0.63×
• Total profit: $-35,794
• Equity at exit: $52,171

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $531
• Equity at exit: $30,253

Cash invested: $97,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 45040

• Rents YoY: 3.5%
• Active inventory: 141
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,290 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$316 /mo · $3,797/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$691
• Net cashflow: $302

Break-even live

Break-even rent $2,908

Max offer price $349,900

Occupancy floor 86%

Sensitivity live

Price	-10% $500	-5% $401	+0% $302	+5% $203	+10% $104
Rent	-10% $42	-5% $172	+0% $302	+5% $432	+10% $562
Rate	-1.0pp $478	-0.5pp $391	base $302	+0.5pp $211	+1.0pp $119

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Boyd Ln Mason, OH	4.0	2.0	1485	$4,995	$3.36	17d	1	0.50mi
6342 Coverage CT Mason, OH	3.0	2.5	1676	$3,250	$1.94	44d	1	0.62mi
996 Brookcrest Dr Mason, OH	3.0	2.0	1073	$2,100	$1.96	44d	1	0.84mi
4981 Bridge Ln Mason, OH	1.0–2.0	1.0–2.0	1048	$2,149	$2.05	2d	16	1.30mi

Listing history 11 events

1. 2026-06-09
   days on market $349,900 Active 164 DOM
2. 2026-06-08
   days on market $349,900 Active 163 DOM
3. 2026-06-07
   days on market $349,900 Active 162 DOM
4. 2026-06-03
   days on market $349,900 Active 158 DOM
5. 2026-06-02
   days on market $349,900 Active 157 DOM
6. 2026-06-01
   days on market $349,900 Active 156 DOM
7. 2026-05-31
   days on market $349,900 Active 155 DOM
8. 2025-12-27
   listed $349,900 Active 402-char remark

   Show marketing remark (402 chars)

   Ranch-style home in the heart of Mason featuring 3 bedrooms and 2 full baths. This property offers great upside potential and is ready for your updates. Situated on a spacious 0.74-acre lot, it includes a full unfinished basement with the potential to add additional living space, along with an oversized detached garage. Conveniently located near I-75 and shopping. Come check it out before it's gone!

9. 2007-08-30
   soldstatus $230,000
10. 2007-08-24
    soldstatus $230,000 225-char remark

    Show marketing remark (225 chars)

    Excellant investment! This is centrally located in the rapidly growing City of Mason. 3 bedroom, 2 bath ranch w/40'x32' detached garage w/2 10' doors. Don't miss this opportunity! 100' of frontage next to Oak Hill Bank Plaza.

11. 2007-06-06
    listed $249,000 225-char remark

    Show marketing remark (225 chars)

    Excellant investment! This is centrally located in the rapidly growing City of Mason. 3 bedroom, 2 bath ranch w/40'x32' detached garage w/2 10' doors. Don't miss this opportunity! 100' of frontage next to Oak Hill Bank Plaza.

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

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $3,797 · $316/mo
• Projected year-2 tax: $4,628 · $386/mo
• Expected delta: +$831/yr (+$69/mo · 21.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,479
• − Mortgage interest: −$19,600
• − Property taxes: −$3,797
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,158
• − Management: −$3,158
• − Depreciation: −$10,179
• Taxable loss: −$2,162
• Est. tax savings @ 24.0%: +$519
• After-tax cash flow: $4,143/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
• NCES district ID: 3905045
• Math proficiency: 81% ▼ -8.00%
• Reading proficiency: 81% ▼ -5.00%
• Median HH income: $91,430
• Composite: 72.46/100
• National rank: #200
• State rank: #33 of 656 in OH

Livability — Mason

• Score: 85/100
• State rank: #43
• US rank: #590

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mason, OH
• County: Warren County · 196,906 people
• City population: 59,518
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 59,518
• Household income: $133,240
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 562.0

Population outlook (Warren County) Hauer SSP2

• Today (2025): 248,603 people
• By 2030: 259,345 · +4.3%
• By 2040: 277,666 · +11.7%
• By 2050: 289,599 · +16.5%
• By 2075: 311,681 · +25.4%
• By 2100: 302,738 · +21.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Asian 19% Two or more races 6% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 20% · China, Canada, Vietnam
• Languages at home: 77% English-only · Other Asian/Pacific 6% Other Indo-European 6% Chinese 4%

Political lean MEDSL · Warren

• 2024 margin: Solid R (+31.5) · D 33.8% · R 65.3%
• 2008→2024 swing: +4.5pp toward D · 2008: -36.1pp · 2024: -31.5pp
• All cycles: 2024: R+31.5 2020: R+30.8 2016: R+37.6 2012: R+39.5 2008: R+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -210.08%
• Current HPI: 234.0754
• Rent YoY: ▲ 3.51%
• Metro: Cincinnati, OH-KY-IN
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

+40.5% since first listed

4 events — show timeline

• 2025-12-27 Listed $349,900 Cincy MLS
• 2007-08-30 Sold (Public Records) $230,000 Public Records
• 2007-08-24 Sold (MLS) $230,000 Cincy MLS
• 2007-06-06 Listed $249,000 Cincy MLS

Property tax history

+2.9%/yr

Latest (2025): $3,797 · +1.0% YoY. Source: county tax records.