116 Taylor St · Sandusky, OH 44870

$167,200

2 bd · 1.5 ba · 941 sqft · SingleFamily public records · 60 Days on market

Built 1905 2,134 sqft lot $178/sqft · 71% above area Est $151k · 11% over

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Why this score? — see what drove the D 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 +17.8/30.0
• DSCR +5.6/10.0
• Livability +4.2/5.0
• 1% rule +3.8/10.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Whether you are looking to expand your rental portfolio or find a spacious home to call your own, 116 Taylor Street offers incredible potential. With spacioius living space, this home provides a generous well thought out layout that's ready for your personal touch. The main level features a welcoming front porch, a comfortable living area, and a functional half-bath that doubles as a utility room for added convenience. The unfinished basement and alley access offer great storage and parking options. Currently occupied by a month-to-month tenant, this property provides immediate cash flow for investors or a flexible timeline for an owner-occupant. Property is currently leased on a Month to Month Tenancy

Key facts

• 2,134 sq ft lot
• Built 1905
• Listed 59 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (11.6% below list).
• Recommended offer: $148k (11.6% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 5.4% in Sandusky — 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 83/100 on livability (#63 in OH, #929 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D-, employment F.
• Sandusky City (town): math 24% / reading 37% proficiency, ranked #583 of 656 in OH (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 209 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 128 units permitted in Erie County in 2024 (5 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.
• Erie County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $40k; list at $167k implies a 323% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $147,752 (11.6% below list)

Questions for the listing agent

1. It's been on market 60 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 1905 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.88% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.56%
• DSCR: 1.16
• GRM: 9.4

CMA / ARV

• ARV (median comp): $150,701
• List price: $167,200
• Delta: 10.95%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1530 Lindsley St	0.20mi	3/1.0 (+1)	1,032 (+10%)	8mo	$130,000	$126	61
510 Reese St	0.69mi	2/1.0	952 (+1%)	7mo	$124,900	$131	58
1014 Fourth St St	0.73mi	3/1.0 (+1)	924 (-2%)	2mo	$120,000	$130	54
1214 W Osborne St	0.73mi	3/1.0 (+1)	966 (+3%)	1mo	$139,000	$144	54
421 Scott St	0.53mi	3/1.0 (+1)	1,012 (+8%)	2mo	$119,900	$118	54
206 Townsend St	0.44mi	2/1.0	1,049 (+12%)	6mo	$148,000	$141	54
1309 Stone St	0.69mi	2/1.0	989 (+5%)	5mo	$108,000	$109	53
1308 Vine St	0.62mi	2/1.0	847 (-10%)	2mo	$109,900	$130	51
404 Reese St	0.63mi	3/1.0 (+1)	900 (-4%)	7mo	$101,000	$112	50
1123 Huntington Ave	0.66mi	2/1.0	870 (-8%)	6mo	$113,300	$130	50
1119 E Parish St	0.60mi	3/1.0 (+1)	1,000 (+6%)	6mo	$62,000	$62	50
301 E Parish St	0.48mi	3/1.0 (+1)	1,044 (+11%)	6mo	$165,000	$158	47

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: -10.7%
• Equity multiple: 0.61×
• Total profit: $-18,294
• Equity at exit: $24,930

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-4,754
• Equity at exit: $14,456

Cash invested: $46,816 (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 44870

• Active inventory: 209
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,478 medium
• Mortgage (P&I): −$877
• Tax from tax record: −$82 /mo · $981/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $139

Break-even live

Break-even rent $1,302

Max offer price $167,200

Occupancy floor 86%

Sensitivity live

Price	-10% $234	-5% $186	+0% $139	+5% $92	+10% $44
Rent	-10% $22	-5% $81	+0% $139	+5% $197	+10% $256
Rate	-1.0pp $223	-0.5pp $182	base $139	+0.5pp $96	+1.0pp $52

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: $41,800
• Closing costs: $5,016
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1227 Avondale St Sandusky, OH	1.0	1.0	670	$1,045	$1.56	44d	1	0.65mi
156 E Market St Sandusky, OH	1.0–2.0	1.0–2.5	1266	$3,539	$2.79	44d	5	1.05mi
305 Perry St Sandusky, OH	1.0	1.0	750	$995	$1.33	44d	1	1.05mi
1515 W Perkins Ave Sandusky, OH	2.0	1.0	925	$925	$1.00	44d	1	1.09mi

Listing history 17 events

1. 2026-06-19
   days on market $167,200 Active 60 DOM
2. 2026-06-18
   days on market $167,200 Active 59 DOM
3. 2026-06-17
   days on market $167,200 Active 58 DOM
4. 2026-06-16
   days on market $167,200 Active 57 DOM
5. 2026-06-15
   days on market $167,200 Active 56 DOM
6. 2026-06-14
   days on market $167,200 Active 54 DOM
7. 2026-06-12
   days on market $167,200 Active 53 DOM
8. 2026-06-09
   days on market $167,200 Active 50 DOM
9. 2026-06-08
   days on market $167,200 Active 49 DOM
10. 2026-06-07
    days on market $167,200 Active 48 DOM
11. 2026-06-03
    days on market $167,200 Active 44 DOM
12. 2026-06-02
    days on market $167,200 Active 43 DOM
13. 2026-06-01
    days on market $167,200 Active 42 DOM
14. 2026-05-31
    days on market $167,200 Active 41 DOM
15. 2026-05-30
    days on market $167,200 Active 40 DOM
16. 2026-04-17
    listed $167,200 Active 711-char remark

    Show marketing remark (711 chars)

    Whether you are looking to expand your rental portfolio or find a spacious home to call your own, 116 Taylor Street offers incredible potential. With spacioius living space, this home provides a generous well thought out layout that's ready for your personal touch. The main level features a welcoming front porch, a comfortable living area, and a functional half-bath that doubles as a utility room for added convenience. The unfinished basement and alley access offer great storage and parking options. Currently occupied by a month-to-month tenant, this property provides immediate cash flow for investors or a flexible timeline for an owner-occupant. Property is currently leased on a Month to Month Tenancy

17. 1987-10-20
    soldstatus $39,500

ⓘ 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: $981 · $82/mo
• Projected year-2 tax: $1,794 · $150/mo
• Expected delta: +$814/yr (+$68/mo · 83.0%)

ⓘ 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: $17,730
• − Mortgage interest: −$9,366
• − Property taxes: −$981
• − Insurance: −$836
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$4,864
• Taxable loss: −$1,153
• Est. tax savings @ 24.0%: +$277
• After-tax cash flow: $1,945/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: Sandusky City
• NCES district ID: 3904474
• Math proficiency: 24% ▼ -17.00%
• Reading proficiency: 37% ▼ -9.00%
• Median HH income: $34,583
• Composite: 25.1/100
• National rank: #7532
• State rank: #583 of 656 in OH

Livability — Sandusky

• Score: 83/100
• State rank: #63
• US rank: #929

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sandusky, OH
• County: Erie County · 39,883 people
• City population: 39,883
• Metro: Sandusky, OH
• Population (ZIP): 39,883
• Household income: $62,082
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 1602.0

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 (72%)
• Race & ethnicity: White 72% Black 15% Two or more races 8% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Slovak 2% Subsaharan African 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -151.99%
• Current HPI: 209.6383
• Rent YoY: —
• Metro: Sandusky, 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

+323.3% since first listed

2 events — show timeline

• 2026-04-17 Listed $167,200 FAOR
• 1987-10-20 Sold (Public Records) $39,500 Public Records

Property tax history

+1.1%/yr

Latest (2025): $981 · -1.0% YoY. Source: county tax records.