118 E Oakwood Ave · Bucyrus, OH 44820

$75,000

2 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 19 Days on market

Built 1900 Est $142k · 47% under ↓ 2% since listing

---

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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• 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

Listing remarks

Selling home “as is” for a quick cash sale in Bucyrus, Ohio, Seller is looking for a straightforward and beneficial option without the hassle of repairs. BUYERS need to understand the process and prepare adequately to purchase this property.

Key facts

• Garage
• Built 1900
• Listed 19 days

Property features AI

Exterior

• Parking: 1-car garage; Asphalt driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 2-story
• Construction: Vinyl siding; Composition roof
• Exterior features: Fenced yard; Shed(s)

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Full basement
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($863 rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• Zoned schools: Bucyrus Elementary School (math 48% / reading 42%, grade D-, #984 of 1,584 statewide, top 62%, 544 students, 72% FRL); Bucyrus Middle School (math 28% / reading 44%, grade F, #541 of 654 statewide, top 83%, 272 students, 0% FRL); Bucyrus Secondary School (math 32% / reading 62%, grade D-, #435 of 781 statewide, top 59%, 290 students, 99% FRL) — zoned schools at 57% FRL track the district average.
• Market conditions: 81 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 8 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.15% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.55%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $142,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 W Center St	0.16mi	2/1.0	1,288 (+3%)	1mo	$107,000	$83	86
703 S Poplar St	0.14mi	2/1.0	1,272 (+2%)	7mo	$139,900	$110	84
137 Wallace Ave	0.31mi	2/1.0	1,254 (+0%)	8mo	$66,001	$53	78
325 W Liberty St	0.32mi	3/1.0 (+1)	1,222 (-2%)	2mo	$170,000	$139	75
427 E Southern Ave	0.34mi	3/1.0 (+1)	1,213 (-3%)	8mo	$61,000	$50	68
944 Roger St	0.23mi	3/2.0 (+1)	1,352 (+8%)	1mo	$159,000	$118	65
134 Wallace Ave	0.28mi	2/2.0	1,403 (+12%)	2mo	$168,000	$120	60
221 W Oakwood Ave	0.18mi	3/2.5 (+1)	1,359 (+9%)	8mo	$205,000	$151	59
924 E Warren St	0.72mi	3/1.0 (+1)	1,180 (-5%)	1mo	$184,000	$156	52
444 Woodlawn Ave	0.41mi	3/2.0 (+1)	1,392 (+12%)	4mo	$98,000	$70	49
112 Iron St	0.60mi	3/2.0 (+1)	1,352 (+8%)	3mo	$154,550	$114	46
319 S Sheckler St	0.60mi	3/1.0 (+1)	1,424 (+14%)	8mo	$35,000	$25	37

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-1,500
• Equity at exit: $11,183

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $12,441
• Equity at exit: $6,485

Cash invested: $21,000 (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: 7.2×

Monthly cashflow live

• Estimated rent: $863 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$90 /mo · $1,079/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $167

Break-even live

Break-even rent $651

Max offer price $75,000

Occupancy floor 76%

Sensitivity live

Price	-10% $210	-5% $188	+0% $167	+5% $146	+10% $125
Rent	-10% $99	-5% $133	+0% $167	+5% $201	+10% $235
Rate	-1.0pp $205	-0.5pp $186	base $167	+0.5pp $148	+1.0pp $128

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
738 W Charles St Unit 738 Bucyrus, OH	1.0	1.0	700	$745	$1.06	45d	1	0.61mi
32 Pinewood Bucyrus, OH	1.0–2.0	1.0	720	$945	$1.31	45d	1	0.80mi
100 Heritage Cir Unit 104 Bucyrus, OH	3.0	1.0	950	$925	$0.97	45d	1	0.98mi

Listing history 14 events

1. 2026-06-21
   days on market $75,000 Active 19 DOM
2. 2026-06-21
   days on market $75,000 Active 18 DOM
3. 2026-06-18
   days on market $75,000 Active 16 DOM
4. 2026-06-17
   days on market $75,000 Active 15 DOM
5. 2026-06-16
   days on market $75,000 Active 14 DOM
6. 2026-06-15
   days on market $75,000 Active 13 DOM
7. 2026-06-13
   days on market $75,000 Active 11 DOM
8. 2026-06-12
   days on market $75,000 Active 10 DOM
9. 2026-06-09
   days on market $75,000 Active 7 DOM
10. 2026-06-08
    days on market $75,000 Active 6 DOM
11. 2026-06-07
    days on market $75,000 Active 5 DOM
12. 2026-06-05
    days on market $75,000 Active 3 DOM
13. 2026-06-03
    remarks 241-char remark
14. 2026-06-03
    listed $75,000 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 OH · Partial reset (capped growth)

• Current annual tax: $1,079 · $90/mo
• Projected year-2 tax: $1,124 · $94/mo
• Expected delta: +$46/yr (+$4/mo · 4.2%)

ⓘ 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: $10,353
• − Mortgage interest: −$4,201
• − Property taxes: −$1,079
• − Insurance: −$375
• − Repairs & maintenance: −$828
• − Management: −$828
• − Depreciation: −$2,182
• Taxable income: $860
• Est. tax owed @ 24.0%: −$206
• After-tax cash flow: $1,799/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

-2.0% since first listed

2 events — show timeline

• 2026-06-02 Listed $75,000 MARMLS
• 2004-05-12 Sold (Public Records) $76,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,079 · -0.3% YoY. Source: county tax records.