713 N Tyler Ave · Mason City, IA 50401

$124,900

3 bd · 1.0 ba · 919 sqft · SingleFamily public records · 4 Days on market

Built 1940 5,704 sqft lot Est $103k · 21% over

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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 +24.8/30.0
• DSCR +8.0/10.0
• 1% rule +6.2/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE HOME CLOSE TO HOOVER SCHOOL 3 BED ROOM. THIS HOME HAS BEEN TOTALLY REMODEL NEW PLUMING, ROOF, SIDING, WINDOWS, KITCHEN CABINETS, CARPET AND CERAMIC TILE, GUTTERS, THE PRICE IS RIGHT CALL TODAY TO SEE. THE OWNER IS A REALTOR IN IOWA.

Key facts

• Spacious yard
• 5,704 sq ft lot
• Built 1940

Tags

• NATURAL HARDWOOD FLOORS
• SPACIOUS YARD

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: One and one-half story single-family residence; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Lot approximately 46 x 124; Concrete parking surface

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.8% 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; 1 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 $864 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,900

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.12% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.02%
• DSCR: 1.40
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $102,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 N Van Buren Ave	0.12mi	3/1.2	896 (-2%)	1mo	$126,000	$141	89
1021 N Polk Ave	0.25mi	2/1.0 (-1)	864 (-6%)	7mo	$60,000	$69	67
814 N Polk Ave	0.11mi	3/1.0	984 (+7%)	23mo	$87,000	$88	64
147 N Crescent Dr Dr	0.32mi	2/1.0 (-1)	1,022 (+11%)	3mo	$112,500	$110	58
704 1st St SW	0.54mi	3/1.0	914 (-0%)	23mo	$120,000	$131	55
929 N Van Buren Ave	0.20mi	2/1.0 (-1)	816 (-11%)	16mo	$142,000	$174	54
856 1st St NW	0.39mi	3/1.0	1,054 (+15%)	5mo	$146,000	$139	54
1020 N Taylor Ave	0.29mi	3/1.0	1,056 (+15%)	12mo	$147,000	$139	52
311 14th St NW	0.57mi	3/2.0	869 (-5%)	10mo	$50,000	$58	52
722 3rd St SW	0.65mi	3/1.0	972 (+6%)	12mo	$99,925	$103	50
215 S Jackson Ave	0.65mi	2/1.0 (-1)	1,024 (+11%)	9mo	$115,000	$112	38
321 14th St NW	0.56mi	2/1.0 (-1)	1,014 (+10%)	23mo	$80,000	$79	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: -2.7%
• Equity multiple: 0.90×
• Total profit: $-3,492
• Equity at exit: $18,623

10-year hold

• IRR: 7.0%
• Equity multiple: 1.53×
• Total profit: $18,542
• Equity at exit: $10,799

Cash invested: $34,972 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$132 /mo · $1,586/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $263

Break-even live

Break-even rent $1,062

Max offer price $124,900

Occupancy floor 76%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	43d	1	0.88mi

Listing history 5 events

1. 2026-06-18
   days on market $124,900 Active 4 DOM
2. 2026-06-17
   days on market $124,900 Active 3 DOM
3. 2026-06-16
   days on market $124,900 Active 2 DOM
4. 2026-06-15
   remarks 234-char remark
5. 2026-06-15
   listed $124,900 Active 1 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: $1,586 · $132/mo
• Projected year-2 tax: $1,773 · $148/mo
• Expected delta: +$187/yr (+$16/mo · 11.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 64% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $16,740
• − Mortgage interest: −$6,996
• − Property taxes: −$1,586
• − Insurance: −$624
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$3,633
• Taxable income: $1,221
• Est. tax owed @ 24.0%: −$293
• After-tax cash flow: $2,861/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

+168.6% since first listed

6 events — show timeline

• 2026-06-14 Listed $124,900 IAR
• 2023-06-19 Sold (Public Records) $350,000 Public Records
• 2017-06-20 Sold (Public Records) $69,875 Public Records
• 2017-06-20 Sold (MLS) $70,000 Greater Mason BOR
• 2016-08-04 Listed $75,000 Greater Mason BOR
• 2007-04-24 Sold (Public Records) $46,500 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,586 · +3.0% YoY. Source: county tax records.