525 Rector Ave · Findlay, OH 45840

$180,000

1 bd · 1.0 ba · 1,326 sqft · SingleFamily public records · 24 Days on market

Built 1955 7,832 sqft lot Est $166k · 9% over

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Why this score? — see what drove the F 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 +8.1/30.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• ARV discount +3.6/15.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

If you are ready to move in with little to no improvements 525 Rector is calling your name. Built in 1955 and remodeled in 1997. It was a three bedroom, the owners enlarged the primary bedroom and enlarged the bathroom. The second bedroom is located on the second floor. The washer and Dryer hook up in the basement was moved to the main floor. The basement hook ups are still available. The wood burner in the living room has been removed and a new HVAC system installed in 2024. There are some hardwood floors. The kitchen appliances remain with the property. The basement is open for whatever you can dream and offers a small workshop to start. A fenced back yard and small patio area await your

Key facts

• Enlarged bathroom
• Remodeled in 1997
• Hardwood floors

Tags

• REMODELED IN 1997
• ENLARGED PRIMARY BEDROOM
• ENLARGED BATHROOM
• NEW HVAC SYSTEM
• HARDWOOD FLOORS
• KITCHEN APPLIANCES REMAIN

Property features AI

Exterior

• Parking: Detached 2-car garage; Concrete surfaces; Garage door opener; Off-street private parking (total 2 spaces)
• Utilities: Cable available; Electricity available and connected (200+ amp service); Natural gas available; Public water available and connected; Public sewer available and connected; Internet available
• Home design: Single-family residence (house); One and one half levels; No shared/common walls; Shingle roof; Brick construction; Block foundation; Residential zoning; Located at 525 Rector Ave, Findlay, OH
• Construction: Brick exterior; Block foundation; Shingle roof
• Exterior features: Private yard; Front porch; Rear patio; Landscaped lot; City street frontage; Asphalt road access; Privacy wood fencing; Garage(s)

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Refrigerator; Water heater
• Bedrooms: Bedroom on upper level (12 x 12)
• Flooring: Combination flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fan(s)
• Interior features: Eat-in kitchen; Window treatments; Storm door(s) and door screen(s); Sump pump; Basement present
• Laundry & utility: Laundry utilities accessible on main level and in basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-172 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (16.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (29.8% below list).
• Recommended offer: $126k (29.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#98 in OH, #1,496 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, commute F.
• Findlay City (town): math 56% / reading 56% proficiency, ranked #357 of 656 in OH (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Northview Primary School (math 57% / reading 57%, grade C+, #729 of 1,584 statewide, top 48%, 361 students, 54% FRL); Donnell Middle School (math 57% / reading 54%, grade B-, #321 of 654 statewide, top 51%, 523 students, 41% FRL); Findlay High School (math 51% / reading 60%, grade C, #296 of 781 statewide, top 39%, 1,915 students, 31% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising fast (+5.7%/yr); 219 active listings in the ZIP; 257 units permitted in Hancock County in 2024 (150 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 24 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $115k; list at $180k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,365 (29.8% 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 1955 — 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. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.70% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.10%
• DSCR: 0.82
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $165,750
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 Lester Ave	0.34mi	2/2.5 (+1)	1,304 (-2%)	11mo	$220,000	$169	62
305 W Melrose Ave	0.34mi	2/1.0 (+1)	1,376 (+4%)	15mo	$158,000	$115	60
647 Villa South Dr	0.35mi	2/2.0 (+1)	1,422 (+7%)	10mo	$234,000	$165	54
520 Davis St	0.45mi	2/1.0 (+1)	1,160 (-12%)	17mo	$125,000	$108	39
1610 N Main St	0.45mi	2/1.5 (+1)	1,440 (+9%)	23mo	$180,000	$125	38

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 · 5.68% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.27×
• Total profit: $-36,673
• Equity at exit: $26,839

10-year hold

• IRR: -9.0%
• Equity multiple: 0.38×
• Total profit: $-31,007
• Equity at exit: $15,563

Cash invested: $50,400 (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 45840

• Rents YoY: 5.7%
• Active inventory: 219
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$152 /mo · $1,820/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $-172

Break-even live

Break-even rent $1,482

Max offer price $149,551

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-121	+0% $-172	+5% $-223	+10% $-274
Rent	-10% $-272	-5% $-222	+0% $-172	+5% $-122	+10% $-73
Rate	-1.0pp $-82	-0.5pp $-127	base $-172	+0.5pp $-219	+1.0pp $-266

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $180,000 Active 24 DOM
2. 2026-06-18
   days on market $180,000 Active 23 DOM
3. 2026-06-17
   days on market $180,000 Active 22 DOM
4. 2026-06-16
   days on market $180,000 Active 21 DOM
5. 2026-06-15
   days on market $180,000 Active 20 DOM
6. 2026-06-14
   days on market $180,000 Active 18 DOM
7. 2026-06-12
   days on market $180,000 Active 17 DOM
8. 2026-06-09
   days on market $180,000 Active 14 DOM
9. 2026-06-08
   days on market $180,000 Active 13 DOM
10. 2026-06-07
    days on market $180,000 Active 12 DOM
11. 2026-06-05
    days on market $180,000 Active 9 DOM
12. 2026-06-02
    days on market $180,000 Active 7 DOM
13. 2026-06-01
    days on market $180,000 Active 6 DOM
14. 2026-05-31
    days on market $180,000 Active 5 DOM
15. 2026-05-30
    days on market $180,000 Active 4 DOM
16. 2026-05-26
    listed $180,000 Active
17. 2004-06-17
    soldstatus $115,000
18. 1997-08-29
    soldstatus $64,000

ⓘ 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: $1,820 · $152/mo
• Projected year-2 tax: $2,314 · $193/mo
• Expected delta: +$494/yr (+$41/mo · 27.1%)

ⓘ 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 ≥98°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: $15,164
• − Mortgage interest: −$10,083
• − Property taxes: −$1,820
• − Insurance: −$900
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$5,236
• Taxable loss: −$5,302
• Est. tax savings @ 24.0%: +$1,272
• After-tax cash flow: $-796/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: Findlay City
• NCES district ID: 3910000
• Math proficiency: 56% ▼ -11.00%
• Reading proficiency: 56% ▼ -9.00%
• Median HH income: $45,261
• Composite: 47.31/100
• National rank: #2300
• State rank: #357 of 656 in OH

Livability — Findlay

• Score: 81/100
• State rank: #98
• US rank: #1496

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Findlay, OH
• County: Hancock County · 54,559 people
• City population: 54,559
• Metro: Findlay, OH
• Population (ZIP): 54,559
• Household income: $68,083
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1540.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 5% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1% Arabic 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: ▼ -250.43%
• Current HPI: 194.9132
• Rent YoY: ▲ 5.68%
• Metro: Findlay, OH
• 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

+181.2% since first listed

3 events — show timeline

• 2026-05-26 Listed $180,000 NORIS
• 2004-06-17 Sold (Public Records) $115,000 Public Records
• 1997-08-29 Sold (Public Records) $64,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,820 · +18.3% YoY. Source: county tax records.