720 S Tyler St · Tyler, MN 56178

$140,000

2 bd · 1.0 ba · 1,708 sqft · SingleFamily · 1 Days on market

Built 1940 0.89 ac lot $82/sqft · 41% below area Est $236k · 41% 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).

• ARV discount +15.0/15.0
• Cash flow +11.6/30.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this charming 2 bed, 1 bath gem offering the best of both worlds – a tranquil country living experience located in city limits. The property boasts a detached garage measuring 24x44, complete with a rear storage half, providing ample space for all your lawn and gardening needs. Additionally, a bonus garage with a generous 20x40 footprint and 12' ceiling height offers versatility for hobbies, workshop, or extra vehicles. The property's outdoor space is truly a standout feature. Enjoy the luxury of a large 36x54 barn situated behind the home, perfect for a variety of uses from equipment storage to hosting your favorite critters. The generous yard space is a canvas for outdoor activities and gardening, and the expansive cement driveway ensures ample parking for you and your guests. Don't miss this opportunity to experience the serenity of country living, combined with the convenience of in-town amenities - this property has it all!

Key facts

• 0.89 acre lot
• 4 garage spots
• Built 1940

Property features AI

Finance

• Other: Lot approximately 0.894 acres (dimensions approx. 120 x 250)

Exterior

• Parking: Multiple garages; Detached garage(s); 4 garage spaces (garage approx. 24 x 44)
• Utilities: City water connected; City sewer connected; Electric service 200+ amp; Electric fuel
• Home design: Residential one-level design; Entry/primary living on main level
• Construction: Asphalt roof; Block foundation; Built with wood exterior
• Exterior features: Wood exterior; Barn and detached garage(s) on the property; Paved street frontage; Publicly maintained road access

Interior

• Kitchen: Eat-in kitchen / kitchen-dining room
• Bedrooms: 2 bedrooms (primary on main floor)
• Bathrooms: 1 full bathroom (main floor)
• Heating & cooling: Baseboard heating; Hot water heating; No central air
• Interior features: Ceiling fans; Main floor primary bedroom; Main floor bedroom; Full basement
• Laundry & utility: Washer/dryer hookup; Laundry on lower level; Large utility/bonus room on lower level (approx. 20.7 x 22.6)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-45 ($-536/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $106k (24.3% below list).
• Recommended offer: $106k (24.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#254 in MN) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety D+, amenities F.
• Rtr Public Schools (rural): math 50% / reading 55% proficiency, ranked #92 of 301 in MN (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 active listings in the ZIP; 13 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($968 loan paydown + $14k appreciation (10.0% local appreciation)).
• Lincoln County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,033 (24.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1940 — 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: 0.76% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 11.0

CMA / ARV

• ARV (median comp): $235,509
• List price: $140,000
• Delta: -40.55%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 2.87×
• Total profit: $73,366
• Equity at exit: $126,123

10-year hold

• IRR: 20.7%
• Equity multiple: 6.57×
• Total profit: $218,215
• Equity at exit: $271,989

Cash invested: $39,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 46 Balanced
• State Minnesota: 46 Balanced · D+2
• County: — inherits STATE
• City: — inherits STATE

2024 reforms strengthened tenant protections; ramsey/hennepin courts paced moderate to slow.

Methodology + full state rankings →

ZIP-level market 56178

• Home prices YoY: 12.4%
• Active inventory: 9
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,060 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$90 /mo · $1,078/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $-45

Break-even live

Break-even rent $1,117

Max offer price $132,107

Occupancy floor 99%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-02
   status Pending 476-char remark
2. 2026-05-02
   listed $140,000 Active 476-char remark
3. 2026-04-25
   historical $140,000 476-char remark
4. 2023-10-03
   soldstatus $85,000
5. 2023-09-29
   soldstatus $85,000 Sold 959-char remark

   Show marketing remark (959 chars)

   Welcome to this charming 2 bed, 1 bath gem offering the best of both worlds – a tranquil country living experience located in city limits. The property boasts a detached garage measuring 24x44, complete with a rear storage half, providing ample space for all your lawn and gardening needs. Additionally, a bonus garage with a generous 20x40 footprint and 12' ceiling height offers versatility for hobbies, workshop, or extra vehicles. The property's outdoor space is truly a standout feature. Enjoy the luxury of a large 36x54 barn situated behind the home, perfect for a variety of uses from equipment storage to hosting your favorite critters. The generous yard space is a canvas for outdoor activities and gardening, and the expansive cement driveway ensures ample parking for you and your guests. Don't miss this opportunity to experience the serenity of country living, combined with the convenience of in-town amenities - this property has it all!

6. 2023-09-20
   status Pending 959-char remark

   Show marketing remark (959 chars)

   Welcome to this charming 2 bed, 1 bath gem offering the best of both worlds – a tranquil country living experience located in city limits. The property boasts a detached garage measuring 24x44, complete with a rear storage half, providing ample space for all your lawn and gardening needs. Additionally, a bonus garage with a generous 20x40 footprint and 12' ceiling height offers versatility for hobbies, workshop, or extra vehicles. The property's outdoor space is truly a standout feature. Enjoy the luxury of a large 36x54 barn situated behind the home, perfect for a variety of uses from equipment storage to hosting your favorite critters. The generous yard space is a canvas for outdoor activities and gardening, and the expansive cement driveway ensures ample parking for you and your guests. Don't miss this opportunity to experience the serenity of country living, combined with the convenience of in-town amenities - this property has it all!

7. 2023-09-05
   historical Contingent - Inspection 959-char remark

   Show marketing remark (959 chars)

   Welcome to this charming 2 bed, 1 bath gem offering the best of both worlds – a tranquil country living experience located in city limits. The property boasts a detached garage measuring 24x44, complete with a rear storage half, providing ample space for all your lawn and gardening needs. Additionally, a bonus garage with a generous 20x40 footprint and 12' ceiling height offers versatility for hobbies, workshop, or extra vehicles. The property's outdoor space is truly a standout feature. Enjoy the luxury of a large 36x54 barn situated behind the home, perfect for a variety of uses from equipment storage to hosting your favorite critters. The generous yard space is a canvas for outdoor activities and gardening, and the expansive cement driveway ensures ample parking for you and your guests. Don't miss this opportunity to experience the serenity of country living, combined with the convenience of in-town amenities - this property has it all!

8. 2023-08-14
   listed $90,000 Active 959-char remark

   Show marketing remark (959 chars)

   Welcome to this charming 2 bed, 1 bath gem offering the best of both worlds – a tranquil country living experience located in city limits. The property boasts a detached garage measuring 24x44, complete with a rear storage half, providing ample space for all your lawn and gardening needs. Additionally, a bonus garage with a generous 20x40 footprint and 12' ceiling height offers versatility for hobbies, workshop, or extra vehicles. The property's outdoor space is truly a standout feature. Enjoy the luxury of a large 36x54 barn situated behind the home, perfect for a variety of uses from equipment storage to hosting your favorite critters. The generous yard space is a canvas for outdoor activities and gardening, and the expansive cement driveway ensures ample parking for you and your guests. Don't miss this opportunity to experience the serenity of country living, combined with the convenience of in-town amenities - this property has it all!

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

Tax reassessment forecast MN · Partial reset (capped growth)

• Current annual tax: $1,078 · $90/mo
• Projected year-2 tax: $1,323 · $110/mo
• Expected delta: +$245/yr (+$20/mo · 22.7%)

ⓘ 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 ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,724
• − Mortgage interest: −$7,842
• − Property taxes: −$1,078
• − Insurance: −$700
• − Repairs & maintenance: −$1,018
• − Management: −$1,018
• − Depreciation: −$4,073
• Taxable loss: −$3,005
• Est. tax savings @ 24.0%: +$721
• After-tax cash flow: $185/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: Rtr Public Schools
• NCES district ID: 2700294
• Math proficiency: 50% ▬ 0.00%
• Reading proficiency: 55% ▼ -6.00%
• Median HH income: $52,766
• Composite: 45.11/100
• National rank: #2689
• State rank: #92 of 301 in MN

Livability — Tyler

• Score: 73/100
• State rank: #254
• US rank: #5435

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tyler, MN
• City population: 1,669
• Population (ZIP): 1,669

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 5,433 people
• By 2030: 5,215 · -4.0%
• By 2040: 4,828 · -11.1%
• By 2050: 4,445 · -18.2%
• By 2075: 3,678 · -32.3%
• By 2100: 2,762 · -49.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Portuguese 14% Iranian 6% Romanian 4%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+37.8) · D 30.1% · R 67.9% · Other 2.0%
• 2008→2024 swing: -38.6pp toward R · 2008: 0.8pp · 2024: -37.8pp
• All cycles: 2024: R+37.8 2020: R+38.0 2016: R+35.6 2012: R+5.3 2008: D+0.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.27%
• Current HPI: 210.52
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.41%
• F500 in state: 34

Industry mix (Fortune 500 HQ in MN)

Industry	F500 HQs	Revenue
▸Healthcare	2	$407B
▸Retail	2	$150B
▸Consumer Goods	2	$32B
▸Industrial Machinery	2	$6B
▸Agriculture	1	$40B
▸Healthcare / Medical Devices	1	$32B

Price history

+61.1% since first listed

9 events — show timeline

• 2026-05-29 Sold (MLS) $145,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-02 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2026-05-02 Listed $140,000 NORTHSTARMLS as Distributed by MLS Grid
• 2026-04-25 Coming Soon $140,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-10-03 Sold (Public Records) $85,000 Public Records
• 2023-09-29 Sold (MLS) $85,000 NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-20 Pending — NORTHSTARMLS as Distributed by MLS Grid
• 2023-09-05 Contingent — NORTHSTARMLS as Distributed by MLS Grid
• 2023-08-14 Listed $90,000 NORTHSTARMLS as Distributed by MLS Grid

Property tax history

+6.2%/yr

Latest (2026): $1,078 · +13.7% YoY. Source: county tax records.