829 Prospect St · Bucyrus, OH 44820

$88,500

4 bd · 2.0 ba · 1,642 sqft · MultiFamily public records · 79 Days on market

Built 1890 7,094 sqft lot Est $87k · at est.

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.7/15.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Don't miss this multifamily property offering strong rental income and great potential for investors! This duplex features two spacious units, each offering: 2 Bedrooms 1 Full Bathroom Comfortable living space with functional layouts Currently generating over $17,000 in gross annual rent, making this a solid addition to any investment portfolio. Located in Bucyrus, Ohio, this property provides convenient access to local amenities, schools, and shopping. Whether you're looking to expand your rental portfolio or start investing in real estate, this property offers reliable income and long-term value.

Key facts

• Two spacious units
• Multifamily property
• Convenient access

Tags

• MULTIFAMILY PROPERTY
• STRONG RENTAL INCOME
• TWO SPACIOUS UNITS
• CONVENIENT ACCESS
• LOCAL AMENITIES
• RELIABLE INCOME

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $88k.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive. Per door: $390/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $83k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.9% vs local median 4.4% in Bucyrus — 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 78/100 on livability (#158 in OH, #2,388 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Bucyrus City (town): math 37% / reading 46% proficiency, ranked #537 of 656 in OH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 81 active listings in the ZIP; 8 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $612 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Crawford County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,190 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.96% ✓
• Cap rate: 16.88%
• Cash-on-cash: 37.81%
• DSCR: 2.68
• GRM: 4.2

CMA / ARV

• ARV (median comp): $87,017
• List price: $88,500
• Delta: 1.70%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 33.8%
• Equity multiple: 2.43×
• Total profit: $35,397
• Equity at exit: $13,196

10-year hold

• IRR: 40.7%
• Equity multiple: 4.83×
• Total profit: $94,911
• Equity at exit: $7,652

Cash invested: $24,780 (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 44820

• Home prices YoY: -27.1%
• Active inventory: 81
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,739 medium
• Mortgage (P&I): −$464
• Tax from tax record: −$92 /mo · $1,106/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $781

Break-even live

Break-even rent $751

Max offer price $88,500

Occupancy floor 50%

Sensitivity live

Price	-10% $831	-5% $806	+0% $781	+5% $756	+10% $731
Rent	-10% $643	-5% $712	+0% $781	+5% $849	+10% $918
Rate	-1.0pp $825	-0.5pp $803	base $781	+0.5pp $758	+1.0pp $734

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,740
Total (2 units)			$1,739

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: $22,125
• Closing costs: $2,655
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $88,500 Active 79 DOM
2. 2026-06-18
   days on market $88,500 Active 78 DOM
3. 2026-06-17
   days on market $88,500 Active 77 DOM
4. 2026-06-16
   days on market $88,500 Active 76 DOM
5. 2026-06-15
   days on market $88,500 Active 75 DOM
6. 2026-06-13
   days on market $88,500 Active 73 DOM
7. 2026-06-12
   days on market $88,500 Active 72 DOM
8. 2026-06-09
   days on market $88,500 Active 69 DOM
9. 2026-06-08
   days on market $88,500 Active 68 DOM
10. 2026-06-07
    days on market $88,500 Active 67 DOM
11. 2026-06-05
    days on market $88,500 Active 65 DOM
12. 2026-06-04
    pricedays on market $88,500 Active 63 DOM
13. 2026-06-02
    days on market $93,500 Active 62 DOM
14. 2026-06-01
    days on market $93,500 Active 61 DOM
15. 2026-05-31
    days on market $93,500 Active 60 DOM
16. 2026-04-20
    price $93,500 612-char remark

    Show marketing remark (612 chars)

    Don't miss this multifamily property offering strong rental income and great potential for investors! This duplex features two spacious units, each offering: 2 Bedrooms 1 Full Bathroom Comfortable living space with functional layouts Currently generating over $17,000 in gross annual rent, making this a solid addition to any investment portfolio. Located in Bucyrus, Ohio, this property provides convenient access to local amenities, schools, and shopping. Whether you're looking to expand your rental portfolio or start investing in real estate, this property offers reliable income and long-term value.

17. 2026-04-01
    listed $98,500 Active 612-char remark

    Show marketing remark (612 chars)

    Don't miss this multifamily property offering strong rental income and great potential for investors! This duplex features two spacious units, each offering: 2 Bedrooms 1 Full Bathroom Comfortable living space with functional layouts Currently generating over $17,000 in gross annual rent, making this a solid addition to any investment portfolio. Located in Bucyrus, Ohio, this property provides convenient access to local amenities, schools, and shopping. Whether you're looking to expand your rental portfolio or start investing in real estate, this property offers reliable income and long-term value.

18. 2022-11-08
    soldstatus $66,500 275-char remark

    Show marketing remark (275 chars)

    INVEST AND SAVE ! Reap the benefits by owning this 2 unit property with an up and down duplex. Corner lot with a large yard and garage at the rear of the property. Off street parking with the stone drive parking area. Let's talk details to get you moving on this opportunity.

19. 2022-11-08
    soldstatus $66,500

    Show marketing remark (275 chars)

    INVEST AND SAVE ! Reap the benefits by owning this 2 unit property with an up and down duplex. Corner lot with a large yard and garage at the rear of the property. Off street parking with the stone drive parking area. Let's talk details to get you moving on this opportunity.

20. 2022-09-16
    listed $72,000 275-char remark

    Show marketing remark (275 chars)

    INVEST AND SAVE ! Reap the benefits by owning this 2 unit property with an up and down duplex. Corner lot with a large yard and garage at the rear of the property. Off street parking with the stone drive parking area. Let's talk details to get you moving on this opportunity.

21. 2018-09-26
    soldstatus $37,600
22. 2003-02-27
    soldstatus $24,500
23. 2000-08-28
    soldstatus $35,000

ⓘ 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: $1,106 · $92/mo
• Projected year-2 tax: $1,243 · $104/mo
• Expected delta: +$138/yr (+$11/mo · 12.4%)

ⓘ 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: $20,868
• − Mortgage interest: −$4,957
• − Property taxes: −$1,106
• − Insurance: −$442
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$2,575
• Taxable income: $8,449
• Est. tax owed @ 24.0%: −$2,028
• After-tax cash flow: $7,341/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: Bucyrus City
• NCES district ID: 3904368
• Math proficiency: 37% ▼ -15.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $36,819
• Composite: 34.45/100
• National rank: #5196
• State rank: #537 of 656 in OH

Livability — Bucyrus

• Score: 78/100
• State rank: #158
• US rank: #2388

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bucyrus, OH
• County: Crawford · 26,873 people
• City population: 17,265
• Population (ZIP): 17,265
• Household income: $56,942
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 8.2

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 39,421 people
• By 2030: 37,656 · -4.5%
• By 2040: 34,043 · -13.6%
• By 2050: 30,617 · -22.3%
• By 2075: 23,652 · -40.0%
• By 2100: 17,786 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Asian 1% Black 1%
• Common ancestry: Iranian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+53.0) · D 23.1% · R 76.1%
• 2008→2024 swing: -33.9pp toward R · 2008: -19.0pp · 2024: -53.0pp
• All cycles: 2024: R+53.0 2020: R+50.9 2016: R+46.8 2012: R+22.7 2008: R+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.64%
• Current HPI: 176.3548
• 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

+167.1% since first listed

8 events — show timeline

• 2026-04-20 Price Changed $93,500 MARMLS
• 2026-04-01 Listed $98,500 MARMLS
• 2022-11-08 Sold (Public Records) $66,500 Public Records
• 2022-11-08 Sold (MLS) $66,500 MARMLS
• 2022-09-16 Listed $72,000 MARMLS
• 2018-09-26 Sold (Public Records) $37,600 Public Records
• 2003-02-27 Sold (Public Records) $24,500 Public Records
• 2000-08-28 Sold (Public Records) $35,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,106 · -1.3% YoY. Source: county tax records.