124 Tiffin Ave · Huron, OH 44839

$269,500

4 bd · 2.0 ba · 1,800 sqft · MultiFamily public records · 8 Days on market

Built 1994 8,712 sqft lot

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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 +7.5/15.0
• Schools +5.8/10.0
• Livability +4.0/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Rare opportunity to own four rental units just one block from Nickel Plate Beach! While 124 Tiffin Ave. and 126 McKinley Ave. are separately deeded duplexes on separate parcels and listed individually, the seller is only looking to sell the properties together as a package. This unique offering includes four total units, each with its own attached one-car garage, in one of Huron's most desirable locations near Lake Erie. * SEE ADDITIONAL LISTING FOR 126 MCKINLEY. Located in Huron's charming coastal community, residents enjoy walking access to Nickel Plate Beach, marinas, the boat ramp, parks, restaurants, grocery stores, and local ice cream shops. The exceptional location and careful owners

Key facts

• Turnkey unit
• Four rental units
• Recent improvements

Tags

• FOUR RENTAL UNITS
• TWO SIDE-BY-SIDE DUPLEXES
• ATTACHED ONE-CAR GARAGE
• LAKE ERIE COASTAL COMMUNITY
• TURNKEY UNIT
• RECENT IMPROVEMENTS

Property features AI

Exterior

• Parking: Attached garage with 4 spaces; Garage door opener; Paved shared driveway
• Utilities: Public water; Public sewer
• Home design: Residential income property configured as a duplex
• Construction: Vinyl siding; Slab foundation
• Exterior features: Asphalt roof; Lot roughly 105 x 322 (0.41 acre)

Interior

• Kitchen: Range, Refrigerator
• Heating & cooling: Electric baseboard heating
• Interior features: Range, Refrigerator, Dryer, Washer
• Laundry & utility: Washer and Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $270k.

Deal economics

• At list price, monthly cash flow is $3k ($31k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $270k).
• Cap rate 17.9% vs local median 3.9% in Huron — 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 79/100 on livability (#137 in OH, #2,149 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities D-, commute F.
• Huron City Schools (town): math 60% / reading 76% proficiency, ranked #164 of 656 in OH (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 92 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 128 units permitted in Erie County in 2024 (5 in 5+ unit buildings).
• At $5,564/mo this rent would consume 86% of the median local household income ($77k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Erie County population projected at -15% 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 $75k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $269,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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 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: 2.06% ✓
• Cap rate: 17.91%
• Cash-on-cash: 41.49%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 38.1%
• Equity multiple: 2.62×
• Total profit: $122,528
• Equity at exit: $40,183

10-year hold

• IRR: 44.6%
• Equity multiple: 5.25×
• Total profit: $320,806
• Equity at exit: $23,301

Cash invested: $75,460 (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 44839

• Active inventory: 92
• Price-to-rent: 16.1×

Monthly cashflow live

• Estimated rent: $5,564 medium
• Mortgage (P&I): −$1,413
• Tax from tax record: −$261 /mo · $3,133/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,168
• Net cashflow: $2,609

Break-even live

Break-even rent $2,262

Max offer price $269,500

Occupancy floor 48%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,564
Total (4 units)			$5,564

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: $67,375
• Closing costs: $8,085
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Miami Pl Huron, OH	3.0	2.0	1515	$2,500	$1.65	23d	1	0.10mi

Listing history 15 events

1. 2026-06-19
   days on market $269,500 Active 8 DOM
2. 2026-06-18
   days on market $269,500 Active 7 DOM
3. 2026-06-17
   days on market $269,500 Active 6 DOM
4. 2026-06-16
   days on market $269,500 Active 5 DOM
5. 2026-06-15
   days on market $269,500 Active 4 DOM
6. 2026-06-14
   days on market $269,500 Active 2 DOM
7. 2026-06-12
   pricedays on marketlisting id $269,500 Active 1 DOM
8. 2026-06-08
   days on market $549,900 Active 17 DOM
9. 2026-06-07
   days on market $549,900 Active 16 DOM
10. 2026-06-03
    days on market $549,900 Active 12 DOM
11. 2026-06-02
    days on market $549,900 Active 11 DOM
12. 2026-06-01
    days on market $549,900 Active 10 DOM
13. 2026-05-31
    days on market $549,900 Active 9 DOM
14. 2026-05-30
    days on market $549,900 Active 8 DOM
15. 2026-05-22
    listed $549,900 Active

ⓘ 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: $3,133 · $261/mo
• Projected year-2 tax: $3,669 · $306/mo
• Expected delta: +$536/yr (+$45/mo · 17.1%)

ⓘ 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 ≥95°F today · 16 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: $66,768
• − Mortgage interest: −$15,096
• − Property taxes: −$3,133
• − Insurance: −$1,348
• − Repairs & maintenance: −$5,341
• − Management: −$5,341
• − Depreciation: −$7,840
• Taxable income: $28,668
• Est. tax owed @ 24.0%: −$6,880
• After-tax cash flow: $24,426/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: Huron City Schools
• NCES district ID: 3904413
• Math proficiency: 60% ▼ -18.00%
• Reading proficiency: 76% ▼ -7.00%
• Median HH income: $56,995
• Composite: 58.32/100
• National rank: #1013
• State rank: #164 of 656 in OH

Livability — Huron

• Score: 79/100
• State rank: #137
• US rank: #2149

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huron, OH
• County: Erie · 78,232 people
• City population: 12,702
• Metro: Sandusky, OH
• Population (ZIP): 12,702
• Household income: $77,377
• Rent vs Own: 17.6% rent · 82.4% own
• Severe rent burden: 4.0

Population outlook (Erie County) Hauer SSP2

• Today (2025): 73,204 people
• By 2030: 71,341 · -2.5%
• By 2040: 66,771 · -8.8%
• By 2050: 62,512 · -14.6%
• By 2075: 56,154 · -23.3%
• By 2100: 49,045 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Lithuanian 4% Romanian 3% Iranian 3%
• Foreign-born: 2% · Canada, South Korea, Jamaica
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 2% Korean 1%

Political lean MEDSL · Erie

• 2024 margin: R (+14.1) · D 42.5% · R 56.6%
• 2008→2024 swing: -28.0pp toward R · 2008: 13.9pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+11.6 2016: R+9.8 2012: D+11.3 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -111.15%
• Current HPI: 200.6889
• 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

1 event — show timeline

• 2026-05-22 Listed $549,900 FAOR

Property tax history

+2.9%/yr

Latest (2025): $3,133 · +0.5% YoY. Source: county tax records.