1021 N Tyler Ave · Mason City, IA 50401

$52,500

2 bd · 1.5 ba · 800 sqft · SingleFamily public records · 79 Days on market

Built 1929 Fair condition 6,200 sqft lot 1-car garage $66/sqft · 44% below area Est $93k · 44% under ↓ 19% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Offering a Diamond in the Rough that's waiting for your improvements! Much bigger than it looks 2 bedroom located on the west side of town. Huge kitchen/dining area, oak floors under the carpets, high-efficiency furnace, poured concrete basement, alley access, and more. There's no question this home has good bones and definitely priced to sell, so don't wait another moment. .. .. make the call Today!

Key facts

• Alley access
• Oak floors
• 6,200 sq ft lot

Tags

• HUGE KITCHEN DINING AREA
• OAK FLOORS
• HIGH EFFICIENCY FURNACE
• POURED CONCRETE BASEMENT
• ALLEY ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $52k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $646 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $49k (6.0% below list) — sets the bar for market timing.
• Cap rate 21.1% 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: Hoover Elementary School (math 47% / reading 47%, grade D-, #530 of 616 statewide, top 88%, 375 students, 59% 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: 239 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 $363 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($49k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $49,350 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.40% ✓
• Cap rate: 21.06%
• Cash-on-cash: 52.75%
• DSCR: 3.35
• GRM: 3.5

CMA / ARV

• ARV (median comp): $93,262
• List price: $52,500
• Delta: -43.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1021 N Polk Ave	0.06mi	2/1.0	864 (+8%)	9mo	$60,000	$69	74
929 N Van Buren Ave	0.14mi	2/1.0	816 (+2%)	17mo	$142,000	$174	74
711 N Van Buren Ave	0.27mi	3/1.2 (+1)	896 (+12%)	2mo	$126,000	$141	60
809 N Jackson Ave	0.26mi	2/1.0	704 (-12%)	10mo	$95,000	$135	58
322 8th St NW	0.45mi	2/1.0	900 (+12%)	1mo	$55,000	$61	55
311 14th St NW	0.44mi	3/2.0 (+1)	869 (+9%)	12mo	$50,000	$58	48
408 N Jackson Ave	0.47mi	1/1.0 (-1)	768 (-4%)	21mo	$85,000	$111	47

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: 50.8%
• Equity multiple: 3.22×
• Total profit: $32,663
• Equity at exit: $7,828

10-year hold

• IRR: 56.2%
• Equity multiple: 6.54×
• Total profit: $81,489
• Equity at exit: $4,539

Cash invested: $14,700 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 5 under contract
• Months of supply: 2.4 mo (42%/mo absorbed)
• Median asking: $70,000 ($101/sqft)
• Median days on market: 24 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +14.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 50401

• Active inventory: 239
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,262 medium
• Mortgage (P&I): −$275
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $646

Break-even live

Break-even rent $444

Max offer price $52,500

Occupancy floor 44%

Sensitivity live

Price	-10% $676	-5% $661	+0% $646	+5% $631	+10% $617
Rent	-10% $547	-5% $596	+0% $646	+5% $696	+10% $746
Rate	-1.0pp $673	-0.5pp $660	base $646	+0.5pp $633	+1.0pp $619

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: $13,125
• Closing costs: $1,575
• Club membership (one-time): —
• 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	93d	1	0.99mi
110 N Delaware Ave Unit 208 Mason City, IA	1.0	1.0	552	$1,095	$1.98	93d	1	0.99mi

Property features AI

Exterior

• Parking: Detached garageConcrete and gravel parking surfaces1-car garage
• Utilities: Z2 - Sub-Urban zoning
• Home design: Single-family residenceOne storyResidential property
• Construction: Frame constructionWood siding
• Exterior features: Patio

Interior

• Kitchen: Gas range
• Bedrooms: 2 main-level bedrooms
• Flooring: CarpetVinyl
• Bathrooms: 1 main-level bathroom
• Heating & cooling: Forced air heatingNatural gas
• Interior features: Eat-in kitchenFull basement

Listing history 50 events

1. 2026-08-08
   days on market $52,500 Active 79 DOM
2. 2026-08-07
   days on market $52,500 Active 78 DOM
3. 2026-08-06
   days on market $52,500 Active 77 DOM
4. 2026-08-05
   days on market $52,500 Active 76 DOM
5. 2026-08-04
   days on market $52,500 Active 75 DOM
6. 2026-08-03
   days on market $52,500 Active 74 DOM
7. 2026-07-31
   days on market $52,500 Active 71 DOM
8. 2026-07-30
   days on market $52,500 Active 70 DOM
9. 2026-07-29
   days on market $52,500 Active 69 DOM
10. 2026-07-27
    days on market $52,500 Active 67 DOM
11. 2026-07-25
    days on market $52,500 Active 65 DOM
12. 2026-07-24
    days on market $52,500 Active 64 DOM
13. 2026-07-23
    days on market $52,500 Active 63 DOM
14. 2026-07-22
    days on market $52,500 Active 62 DOM
15. 2026-07-21
    days on market $52,500 Active 61 DOM
16. 2026-07-18
    days on market $52,500 Active 58 DOM
17. 2026-07-16
    days on market $52,500 Active 56 DOM
18. 2026-07-15
    days on market $52,500 Active 55 DOM
19. 2026-07-14
    days on market $52,500 Active 54 DOM
20. 2026-07-13
    days on market $52,500 Active 53 DOM
21. 2026-07-12
    days on market $52,500 Active 52 DOM
22. 2026-07-12
    pricedays on market $52,500 Active 51 DOM
23. 2026-07-10
    days on market $57,500 Active 50 DOM
24. 2026-07-09
    days on market $57,500 Active 49 DOM
25. 2026-07-09
    days on market $57,500 Active 48 DOM
26. 2026-07-07
    days on market $57,500 Active 47 DOM
27. 2026-07-06
    days on market $57,500 Active 46 DOM
28. 2026-07-05
    days on market $57,500 Active 45 DOM
29. 2026-07-04
    days on market $57,500 Active 44 DOM
30. 2026-07-03
    days on market $57,500 Active 43 DOM
31. 2026-07-02
    days on market $57,500 Active 42 DOM
32. 2026-07-01
    days on market $57,500 Active 41 DOM
33. 2026-06-30
    days on market $57,500 Active 40 DOM
34. 2026-06-29
    days on market $57,500 Active 39 DOM
35. 2026-06-28
    days on market $57,500 Active 38 DOM
36. 2026-06-27
    days on market $57,500 Active 37 DOM
37. 2026-06-26
    days on market $57,500 Active 35 DOM
38. 2026-06-22
    days on market $57,500 Active 32 DOM
39. 2026-06-21
    days on market $57,500 Active 31 DOM
40. 2026-06-21
    days on market $57,500 Active 30 DOM
41. 2026-06-18
    days on market $57,500 Active 28 DOM
42. 2026-06-17
    days on market $57,500 Active 27 DOM
43. 2026-06-16
    days on market $57,500 Active 26 DOM
44. 2026-06-15
    days on market $57,500 Active 25 DOM
45. 2026-06-13
    pricedays on market $57,500 Active 23 DOM
46. 2026-06-12
    days on market $64,500 Active 22 DOM
47. 2026-06-09
    days on market $64,500 Active 19 DOM
48. 2026-06-08
    days on market $64,500 Active 18 DOM
49. 2026-06-07
    days on market $64,500 Active 17 DOM
50. 2026-06-07
    days on market $64,500 Active 16 DOM

ⓘ 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: $646 · $54/mo
• Projected year-2 tax: $735 · $61/mo
• Expected delta: +$89/yr (+$7/mo · 13.8%)

ⓘ 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 ≥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: $15,148
• − Mortgage interest: −$2,941
• − Property taxes: −$646
• − Insurance: −$262
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$1,527
• Taxable income: $7,348
• Est. tax owed @ 24.0%: −$1,763
• After-tax cash flow: $5,991/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $20,000–$36,000 screening

This single-family home requires moderate renovations to improve its curb appeal and structural integrity, with a focus on exterior painting, landscaping, and siding replacement.

Deferred maintenance Est. $40,000–$120,000 screening

• Major Roof (roof) — The roof appears to be missing or damaged, indicating a major issue that needs immediate attention.
• Major Windows (windows) — The windows seem to be in poor condition, possibly due to age or exposure, indicating a major issue that needs immediate attention.
• Major Electrical (electrical) — The electrical panel is not visible, and the house appears to be in a state of disrepair, suggesting potential electrical issues that need urgent attention.
• Major Exterior (exterior) — The exterior of the house shows significant wear and tear, with peeling paint and possible structural issues, indicating a major issue that needs immediate attention.

Repairs flagged

• Moderate Exterior siding — Weathered and faded
• Moderate Paint — Faded and peeling
• Minor Landscaping — Overgrown and needs trimming

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping improves curb appeal and property value ↑
• Both Replace worn exterior siding — New siding improves curb appeal and structural integrity ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Hoover Elementary School D- IA #530/616 Nat'l #14,504/41,679 Middle John Adams Middle School C IA #216/246 Nat'l #3,460/14,009 High Mason City High School C IA #286/336 Nat'l #4,271/17,239

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

A Composite livability gradescore 81/100

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
• County: Cerro Gordo · 41,080 people
• City population: 28,818
• Population (ZIP): 28,818
• Household income: $63,807
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 8% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in IA)

Industry	F500 HQs	Revenue
▸Financial Services	1	$16B
▸Retail / Convenience	1	$15B

Property features AI

Exterior

• Parking: Detached garageConcrete and gravel parking surfaces1-car garage
• Utilities: Z2 - Sub-Urban zoning
• Home design: Single-family residenceOne storyResidential property
• Construction: Frame constructionWood siding
• Exterior features: Patio

Interior

• Kitchen: Gas range
• Bedrooms: 2 main-level bedrooms
• Flooring: CarpetVinyl
• Bathrooms: 1 main-level bathroom
• Heating & cooling: Forced air heatingNatural gas
• Interior features: Eat-in kitchenFull basement

Price history

-18.6% since first listed

3 events — show timeline

• 2026-07-11 Price Changed $52,500 Greater Mason BOR
• 2026-06-12 Price Changed $57,500 Greater Mason BOR
• 2026-05-20 Listed $64,500 Greater Mason BOR

Property tax history

-0.6%/yr

Latest (2025): $646 · +2.9% YoY. Source: county tax records.