103 E Fremont St · Arcadia, OH 44804

$119,900

2 bd · 1.0 ba · 1,343 sqft · SingleFamily public records · 17 Days on market

Built 1910 5,279 sqft lot $89/sqft · 19% below area Est $149k · 19% under ↓ 8% since listing

---

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 +17.2/30.0
• ARV discount +15.0/15.0
• Schools +6.0/10.0
• DSCR +5.4/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy the charm of small-town living, conveniently located in the Arcadia School District. The main floor provides 1,343 sq ft of living space. The floor plan features a large living room with hardwood floors and a gas fireplace. The eat-in kitchen is nicely sized. The stove, refrigerator, and basement freezer all stay. 2 nice sized bedrooms with generously sized closets. Laundry is on the main floor, and the washer and dryer are also included. The upper level attic is being converted to add approximately 448 sq ft of living space. Though unfinished, it could become a bedroom with a large walk-in closet, and possibly a full bathroom. Alternatively, it could serve as a family room, office, or sitting area. Storage is available under the eaves on both sides of the upper level. The stairway designed and crafted by the Amish will convey (needs to be installed). Flooring and other materials intended to finish upper level will convey, along with kitchen flooring. 1 car detached garage (16X24) with a paved drive. Recent Updates and Improvements: Roof replaced 8/2023, Most Windows Replaced, Newer Furnace and Central Air Unit, Newer Vinyl Siding, Updated Wiring. Opportunity awaits! This home is ready for new buyers who can customize the home to their lifestyle and enjoyment. Listing agent is related to Seller

Key facts

• Upper level attic
• Gas fireplace
• Main floor laundry

Tags

• HARDWOOD FLOORS
• GAS FIREPLACE
• EAT-IN KITCHEN
• MAIN FLOOR LAUNDRY
• UPPER LEVEL ATTIC
• LARGE WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/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 $111k (7.8% below list).
• Recommended offer: $111k (7.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#296 in OH, #4,811 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Arcadia Local (rural): math 65% / reading 77% proficiency, ranked #144 of 656 in OH (top 22%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 4 active listings in the ZIP; solid renter incomes; 257 units permitted in Hancock County in 2024 (150 in 5+ unit buildings).
• This rent is only 14% of the median local income ($92k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hancock County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,598 (7.8% below list)

Questions for the listing agent

1. Built in 1910 — 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. 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?
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: 0.92% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.08%
• DSCR: 1.14
• GRM: 9.0

CMA / ARV

• ARV (median comp): $148,558
• List price: $119,900
• Delta: -19.29%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 E Fremont St	0.00mi	2/1.0	1,343 (0%)	1mo	$110,000	$82	99
204 Brown Rd	0.13mi	2/1.0	1,287 (-4%)	6mo	$144,500	$112	82
102 Walnut St	0.10mi	3/1.0 (+1)	1,260 (-6%)	13mo	$136,000	$108	69
202 E Fremont St	0.11mi	3/1.5 (+1)	1,204 (-10%)	13mo	$126,900	$105	60
105 W North St	0.30mi	3/1.5 (+1)	1,508 (+12%)	15mo	$182,200	$121	46

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: -11.4%
• Equity multiple: 0.58×
• Total profit: $-13,941
• Equity at exit: $17,877

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-5,097
• Equity at exit: $10,367

Cash invested: $33,572 (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 44804

• Home prices YoY: -16.6%
• Active inventory: 4
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,106 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$109 /mo · $1,304/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $86

Break-even live

Break-even rent $997

Max offer price $119,900

Occupancy floor 87%

Sensitivity live

Price	-10% $154	-5% $120	+0% $86	+5% $52	+10% $18
Rent	-10% $-1	-5% $43	+0% $86	+5% $130	+10% $174
Rate	-1.0pp $147	-0.5pp $117	base $86	+0.5pp $55	+1.0pp $24

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-07
   status Pending 1321-char remark

   Show marketing remark (1321 chars)

   Enjoy the charm of small-town living, conveniently located in the Arcadia School District. The main floor provides 1,343 sq ft of living space. The floor plan features a large living room with hardwood floors and a gas fireplace. The eat-in kitchen is nicely sized. The stove, refrigerator, and basement freezer all stay. 2 nice sized bedrooms with generously sized closets. Laundry is on the main floor, and the washer and dryer are also included. The upper level attic is being converted to add approximately 448 sq ft of living space. Though unfinished, it could become a bedroom with a large walk-in closet, and possibly a full bathroom. Alternatively, it could serve as a family room, office, or sitting area. Storage is available under the eaves on both sides of the upper level. The stairway designed and crafted by the Amish will convey (needs to be installed). Flooring and other materials intended to finish upper level will convey, along with kitchen flooring. 1 car detached garage (16X24) with a paved drive. Recent Updates and Improvements: Roof replaced 8/2023, Most Windows Replaced, Newer Furnace and Central Air Unit, Newer Vinyl Siding, Updated Wiring. Opportunity awaits! This home is ready for new buyers who can customize the home to their lifestyle and enjoyment. Listing agent is related to Seller

2. 2026-04-29
   price $119,900 1321-char remark

   Show marketing remark (1321 chars)

   Enjoy the charm of small-town living, conveniently located in the Arcadia School District. The main floor provides 1,343 sq ft of living space. The floor plan features a large living room with hardwood floors and a gas fireplace. The eat-in kitchen is nicely sized. The stove, refrigerator, and basement freezer all stay. 2 nice sized bedrooms with generously sized closets. Laundry is on the main floor, and the washer and dryer are also included. The upper level attic is being converted to add approximately 448 sq ft of living space. Though unfinished, it could become a bedroom with a large walk-in closet, and possibly a full bathroom. Alternatively, it could serve as a family room, office, or sitting area. Storage is available under the eaves on both sides of the upper level. The stairway designed and crafted by the Amish will convey (needs to be installed). Flooring and other materials intended to finish upper level will convey, along with kitchen flooring. 1 car detached garage (16X24) with a paved drive. Recent Updates and Improvements: Roof replaced 8/2023, Most Windows Replaced, Newer Furnace and Central Air Unit, Newer Vinyl Siding, Updated Wiring. Opportunity awaits! This home is ready for new buyers who can customize the home to their lifestyle and enjoyment. Listing agent is related to Seller

3. 2026-04-20
   listed $129,900 Active 1321-char remark

   Show marketing remark (1321 chars)

   Enjoy the charm of small-town living, conveniently located in the Arcadia School District. The main floor provides 1,343 sq ft of living space. The floor plan features a large living room with hardwood floors and a gas fireplace. The eat-in kitchen is nicely sized. The stove, refrigerator, and basement freezer all stay. 2 nice sized bedrooms with generously sized closets. Laundry is on the main floor, and the washer and dryer are also included. The upper level attic is being converted to add approximately 448 sq ft of living space. Though unfinished, it could become a bedroom with a large walk-in closet, and possibly a full bathroom. Alternatively, it could serve as a family room, office, or sitting area. Storage is available under the eaves on both sides of the upper level. The stairway designed and crafted by the Amish will convey (needs to be installed). Flooring and other materials intended to finish upper level will convey, along with kitchen flooring. 1 car detached garage (16X24) with a paved drive. Recent Updates and Improvements: Roof replaced 8/2023, Most Windows Replaced, Newer Furnace and Central Air Unit, Newer Vinyl Siding, Updated Wiring. Opportunity awaits! This home is ready for new buyers who can customize the home to their lifestyle and enjoyment. Listing agent is related to Seller

ⓘ 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: $1,304 · $109/mo
• Projected year-2 tax: $1,587 · $132/mo
• Expected delta: +$283/yr (+$24/mo · 21.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,272
• − Mortgage interest: −$6,716
• − Property taxes: −$1,304
• − Insurance: −$600
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − Depreciation: −$3,488
• Taxable loss: −$960
• Est. tax savings @ 24.0%: +$230
• After-tax cash flow: $1,266/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: Arcadia Local
• NCES district ID: 3910002
• Math proficiency: 65% ▼ -16.00%
• Reading proficiency: 77% ▼ -5.00%
• Median HH income: $48,634
• Composite: 60.02/100
• National rank: #874
• State rank: #144 of 656 in OH

Livability — Arcadia

• Score: 74/100
• State rank: #296
• US rank: #4811

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arcadia, OH
• County: Hancock · 68,814 people
• Population (ZIP): 1,603
• Household income: $92,212
• Rent vs Own: 5.8% rent · 94.2% own

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 77,526 people
• By 2030: 77,777 · +0.3%
• By 2040: 76,976 · -0.7%
• By 2050: 74,479 · -3.9%
• By 2075: 65,741 · -15.2%
• By 2100: 52,942 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+38.4) · D 30.2% · R 68.7% · Other 1.1%
• 2008→2024 swing: -15.3pp toward R · 2008: -23.1pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+37.5 2016: R+40.8 2012: R+28.3 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.43%
• Current HPI: 227.8213
• Rent YoY: —
• Metro: —
• 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

-7.7% since first listed

3 events — show timeline

• 2026-05-07 Pending — FAOR
• 2026-04-29 Price Changed $119,900 FAOR
• 2026-04-20 Listed $129,900 FAOR

Property tax history

+8.5%/yr

Latest (2025): $1,304 · +2.1% YoY. Source: county tax records.