515 S Arch St · Fremont, OH 43420

$119,900

3 bd · 1.5 ba · 1,480 sqft · SingleFamily public records · 274 Days on market

Built 1900 9,901 sqft lot $81/sqft · 10% below area Est $133k · 10% 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 +25.7/30.0
• ARV discount +11.9/15.0
• DSCR +8.6/10.0
• 1% rule +5.7/10.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Fremont home priced to sell! Three bedrooms, one and a half bathrooms and a large eat in kitchen in addition to the formal dining room. First floor family room and living room make this home great for entertaining. First floor laundry, and full basement. Huge fenced yard, relax on the front porch. Peace and quiet on this dead end street! Hurry!

Key facts

• 9,901 sq ft lot
• Built 1900
• Listed 274 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 5.3% in Fremont — 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 74/100 on livability (#283 in OH, #4,637 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Fremont City (town): math 35% / reading 44% proficiency, ranked #543 of 656 in OH (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 91 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 23 units permitted in Sandusky County in 2024 (0 in 5+ unit buildings).

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.
• Sandusky County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $120k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 274 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 1900 — 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 B-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: 1.07% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.31%
• DSCR: 1.46
• GRM: 7.8

CMA / ARV

• ARV (median comp): $132,918
• List price: $119,900
• Delta: -9.79%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
434 Vine St	0.09mi	3/1.5	1,500 (+1%)	9mo	$130,000	$87	86
815 South St	0.34mi	3/1.0	1,441 (-3%)	6mo	$143,500	$100	72
746 S Front St	0.27mi	3/1.0	1,272 (-14%)	1mo	$137,000	$108	61
921 Linden Blvd	0.75mi	3/1.5	1,496 (+1%)	9mo	$165,000	$110	56
920 Garrison St	0.48mi	4/1.5 (+1)	1,328 (-10%)	6mo	$143,000	$108	50
1009 Napoleon St	0.66mi	3/1.0	1,350 (-9%)	4mo	$155,050	$115	49
925 Woodland Blvd	0.70mi	3/1.0	1,342 (-9%)	3mo	$197,000	$147	47
1037 Buckland Ave	0.49mi	2/1.5 (-1)	1,314 (-11%)	8mo	$80,000	$61	46
714 E State Route 101	0.69mi	3/1.5	1,624 (+10%)	7mo	$99,000	$61	46
314 N Ohio Ave	0.64mi	3/1.0	1,284 (-13%)	3mo	$95,000	$74	44
1028 June St	0.54mi	4/1.0 (+1)	1,264 (-15%)	6mo	$68,000	$54	38
224 Sandusky Ave	0.57mi	4/2.0 (+1)	1,697 (+15%)	7mo	$82,500	$49	36

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,094
• Equity at exit: $17,877

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $22,540
• 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 43420

• Home prices YoY: -32.4%
• Active inventory: 91
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,287 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$50 /mo · $595/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $289

Break-even live

Break-even rent $922

Max offer price $119,900

Occupancy floor 73%

Sensitivity live

Price	-10% $356	-5% $322	+0% $289	+5% $255	+10% $221
Rent	-10% $187	-5% $238	+0% $289	+5% $339	+10% $390
Rate	-1.0pp $349	-0.5pp $319	base $289	+0.5pp $257	+1.0pp $226

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: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1335 Mosser Dr Fremont, OH	2.0	1.0	900	$904	$1.00	13d	1	0.73mi
900 Stilwell Ave Fremont, OH	3.0	2.0	1484	$1,250	$0.84	17d	1	1.09mi
1526 Sunrise Blvd Fremont, OH	3.0	1.5	1592	$1,750	$1.10	44d	1	1.22mi

Listing history 10 events

1. 2026-06-04
   statusdays on market $119,900 Pending 274 DOM
2. 2026-06-02
   days on market $119,900 Active 273 DOM
3. 2026-06-01
   days on market $119,900 Active 272 DOM
4. 2026-05-31
   days on market $119,900 Active 271 DOM
5. 2026-05-13
   price $119,900 357-char remark

   Show marketing remark (357 chars)

   Great Fremont home priced to sell! Three bedrooms, one and a half bathrooms and a large eat in kitchen in addition to the formal dining room. First floor family room and living room make this home great for entertaining. First floor laundry, and full basement. Huge fenced yard, relax on the front porch. Peace and quiet on this dead end street! Hurry!

6. 2025-09-03
   listed $130,000 Active 357-char remark

   Show marketing remark (357 chars)

   Great Fremont home priced to sell! Three bedrooms, one and a half bathrooms and a large eat in kitchen in addition to the formal dining room. First floor family room and living room make this home great for entertaining. First floor laundry, and full basement. Huge fenced yard, relax on the front porch. Peace and quiet on this dead end street! Hurry!

7. 2025-08-13
   historical $130,000 357-char remark

   Show marketing remark (357 chars)

   Great Fremont home priced to sell! Three bedrooms, one and a half bathrooms and a large eat in kitchen in addition to the formal dining room. First floor family room and living room make this home great for entertaining. First floor laundry, and full basement. Huge fenced yard, relax on the front porch. Peace and quiet on this dead end street! Hurry!

8. 2018-06-20
   soldstatus $70,000 1276-char remark

   Show marketing remark (1276 chars)

   IMMACULATELY KEPT AND MOVE-IN READY!! Spacious home with a large fenced in back yard for hosting gatherings w/ family and friends. Enjoy those beautiful Ohio days relaxing on the inviting front porch. Not a good weather day? No worries! Plenty of room inside this tastefully decorated home. Formal dining room with hardwood flooring, kitchen with new flooring, deep sink, faucet, and a side-by-side refrigerator w/ freezer on the bottom. Mud-room off the kitchen for hanging up coats/boots helps keep your kitchen free from clutter. Convenient half-bath off the kitchen, as well as a laundry closet in the hallway between the kitchen and dining room add to the efficient layout. Large living room with plenty of natural lighting flows into the study w/ built-in shelving, large windows, double doors that close off from the living room, and a closet for extra storage. This study could easily be used as a family room or even a 4th bedroom. The master bedroom, conveniently located off the living room is in close proximity to the updated full bathroom, also off the living room. Need more space? There are 2 bedrooms upstairs with ample closet space; one which has built-in shelves and 2 sets of closet doors for your convenience. Priced to sell, this home won't last long!

9. 2018-06-20
   soldstatus $70,000

   Show marketing remark (1276 chars)

   IMMACULATELY KEPT AND MOVE-IN READY!! Spacious home with a large fenced in back yard for hosting gatherings w/ family and friends. Enjoy those beautiful Ohio days relaxing on the inviting front porch. Not a good weather day? No worries! Plenty of room inside this tastefully decorated home. Formal dining room with hardwood flooring, kitchen with new flooring, deep sink, faucet, and a side-by-side refrigerator w/ freezer on the bottom. Mud-room off the kitchen for hanging up coats/boots helps keep your kitchen free from clutter. Convenient half-bath off the kitchen, as well as a laundry closet in the hallway between the kitchen and dining room add to the efficient layout. Large living room with plenty of natural lighting flows into the study w/ built-in shelving, large windows, double doors that close off from the living room, and a closet for extra storage. This study could easily be used as a family room or even a 4th bedroom. The master bedroom, conveniently located off the living room is in close proximity to the updated full bathroom, also off the living room. Need more space? There are 2 bedrooms upstairs with ample closet space; one which has built-in shelves and 2 sets of closet doors for your convenience. Priced to sell, this home won't last long!

10. 2018-04-11
    listed $70,000 1276-char remark

    Show marketing remark (1276 chars)

    IMMACULATELY KEPT AND MOVE-IN READY!! Spacious home with a large fenced in back yard for hosting gatherings w/ family and friends. Enjoy those beautiful Ohio days relaxing on the inviting front porch. Not a good weather day? No worries! Plenty of room inside this tastefully decorated home. Formal dining room with hardwood flooring, kitchen with new flooring, deep sink, faucet, and a side-by-side refrigerator w/ freezer on the bottom. Mud-room off the kitchen for hanging up coats/boots helps keep your kitchen free from clutter. Convenient half-bath off the kitchen, as well as a laundry closet in the hallway between the kitchen and dining room add to the efficient layout. Large living room with plenty of natural lighting flows into the study w/ built-in shelving, large windows, double doors that close off from the living room, and a closet for extra storage. This study could easily be used as a family room or even a 4th bedroom. The master bedroom, conveniently located off the living room is in close proximity to the updated full bathroom, also off the living room. Need more space? There are 2 bedrooms upstairs with ample closet space; one which has built-in shelves and 2 sets of closet doors for your convenience. Priced to sell, this home won't last long!

ⓘ 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: $595 · $50/mo
• Projected year-2 tax: $1,233 · $103/mo
• Expected delta: +$638/yr (+$53/mo · 107.3%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,446
• − Mortgage interest: −$6,716
• − Property taxes: −$595
• − Insurance: −$600
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$3,488
• Taxable income: $1,576
• Est. tax owed @ 24.0%: −$378
• After-tax cash flow: $3,084/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: Fremont City
• NCES district ID: 3904401
• Math proficiency: 35% ▼ -27.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $44,046
• Composite: 33.48/100
• National rank: #5449
• State rank: #543 of 656 in OH

Livability — Fremont

• Score: 74/100
• State rank: #283
• US rank: #4637

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fremont, OH
• County: Sandusky · 51,886 people
• City population: 29,400
• Population (ZIP): 29,400
• Household income: $62,802
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 10.4

Population outlook (Sandusky County) Hauer SSP2

• Today (2025): 57,409 people
• By 2030: 55,791 · -2.8%
• By 2040: 51,837 · -9.7%
• By 2050: 47,712 · -16.9%
• By 2075: 39,908 · -30.5%
• By 2100: 33,171 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 9% Black 5%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Sandusky

• 2024 margin: Solid R (+30.9) · D 34.1% · R 65.0%
• 2008→2024 swing: -35.5pp toward R · 2008: 4.6pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+27.6 2016: R+23.0 2012: D+1.9 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.51%
• Current HPI: 188.5274
• 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

+71.3% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $119,900 NORIS
• 2025-09-03 Listed $130,000 NORIS
• 2025-08-13 Coming Soon $130,000 NORIS
• 2018-06-20 Sold (Public Records) $70,000 Public Records
• 2018-06-20 Sold (MLS) $70,000 FAOR
• 2018-04-11 Listed $70,000 FAOR

Property tax history

-4.0%/yr

Latest (2024): $595 · -41.4% YoY. Source: county tax records.