2468 Buckland Ave · Ballville, OH 43420

$119,900

2 bd · 1.5 ba · 884 sqft · SingleFamily public records · 5 Days on market

Built 1938 0.36 ac lot $136/sqft · 19% below area Est $148k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.6/30.0
• Livability +3.5/5.0
• Schools +3.3/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this 2-bedroom, 1-bath ranch home offering solid features, character, and plenty of potential! Situated across the street from the river, this property features a full basement with a concrete slab ceiling, providing excellent storage and added durability. The kitchen includes ceramic tile flooring, oak cabinetry, and all appliances stay. Living Room features crown molding accents. Washer and dryer in basement stay. Exterior features include a combination of vinyl and cedar siding, an attached single-car garage, detached single-car garage, and an additional storage building/shed for all your extra tools and hobbies. While the home does need some updates, it offers a great opportunity for buyers looking to build equity and make it their own.

Key facts

• Oak cabinetry
• Full basement
• 0.36 acre lot

Tags

• FULL BASEMENT
• CERAMIC TILE FLOORING
• OAK CABINETRY
• VINYL AND CEDAR SIDING
• ATTACHED SINGLE-CAR GARAGE
• DETACHED SINGLE-CAR GARAGE

Property features AI

Finance

• Other: Listed by Wendt Key Team Realty

Exterior

• Parking: Attached garage; Detached parking; Paved parking
• Utilities: Public water and public sewer; Private well available; Electric service with circuit breakers
• Home design: Single-family residence; Residential property; Located in the Buchman subdivision
• Construction: Cedar and vinyl siding exterior
• Exterior features: Asphalt roof; Shed(s)

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: 4 total rooms (includes bedroom count within total rooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Hot water heating; Window air conditioning units; Ceiling fans
• Interior features: Insulated windows; Full basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (24.6% below list).
• Recommended offer: $90k (24.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#481 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Fremont City (town): math 35% / reading 44% proficiency, ranked #543 of 656 in OH (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lutz Elementary School (math 52% / reading 48%, grade D+, #900 of 1,584 statewide, top 57%, 400 students, 0% FRL); Fremont Middle School (math 32% / reading 39%, grade F, #544 of 654 statewide, top 83%, 840 students, 56% FRL); Fremont Ross High School (math 17% / reading 45%, grade F, #614 of 781 statewide, top 79%, 1,021 students, 53% FRL) — zoned schools average 36% FRL vs 54% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 91 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 23 units permitted in Sandusky County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($63k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Sandusky County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,400 (24.6% 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 1938 — 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. 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?
5. 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.
6. 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.
7. 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: 0.75% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.72%
• DSCR: 0.83
• GRM: 11.1

CMA / ARV

• ARV (median comp): $147,543
• List price: $119,900
• Delta: -18.74%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2468 Buckland Ave	0.00mi	2/1.0	884 (0%)	1mo	$125,000	$141	98
822 Upton Rd	0.62mi	1/1.0 (-1)	800 (-10%)	6mo	$112,000	$140	43

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: -22.5%
• Equity multiple: 0.22×
• Total profit: $-26,041
• Equity at exit: $17,877

10-year hold

• IRR: -16.7%
• Equity multiple: 0.07×
• Total profit: $-31,171
• Equity at exit: $10,367

Cash invested: $33,572 (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 43420

• Home prices YoY: -32.4%
• Active inventory: 91
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $904 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$139 /mo · $1,672/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $-104

Break-even live

Break-even rent $1,036

Max offer price $101,539

Occupancy floor —

Sensitivity live

Price	-10% $-36	-5% $-70	+0% $-104	+5% $-138	+10% $-172
Rent	-10% $-175	-5% $-140	+0% $-104	+5% $-68	+10% $-33
Rate	-1.0pp $-44	-0.5pp $-73	base $-104	+0.5pp $-135	+1.0pp $-167

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1335 Mosser Dr Fremont, OH	2.0	1.0	900	$904	$1.00	14d	1	1.30mi

Listing history 6 events

1. 2026-05-15
   listed $119,900 Active 774-char remark

   Show marketing remark (774 chars)

   Opportunity awaits with this 2-bedroom, 1-bath ranch home offering solid features, character, and plenty of potential! Situated across the street from the river, this property features a full basement with a concrete slab ceiling, providing excellent storage and added durability. The kitchen includes ceramic tile flooring, oak cabinetry, and all appliances stay. Living Room features crown molding accents. Washer and dryer in basement stay. Exterior features include a combination of vinyl and cedar siding, an attached single-car garage, detached single-car garage, and an additional storage building/shed for all your extra tools and hobbies. While the home does need some updates, it offers a great opportunity for buyers looking to build equity and make it their own.

2. 2026-05-15
   listed $119,900 Active 774-char remark

   Show marketing remark (774 chars)

   Opportunity awaits with this 2-bedroom, 1-bath ranch home offering solid features, character, and plenty of potential! Situated across the street from the river, this property features a full basement with a concrete slab ceiling, providing excellent storage and added durability. The kitchen includes ceramic tile flooring, oak cabinetry, and all appliances stay. Living Room features crown molding accents. Washer and dryer in basement stay. Exterior features include a combination of vinyl and cedar siding, an attached single-car garage, detached single-car garage, and an additional storage building/shed for all your extra tools and hobbies. While the home does need some updates, it offers a great opportunity for buyers looking to build equity and make it their own.

3. 2025-10-13
   price $74,000

   Show marketing remark (399 chars)

   CUTE/CHARMING...2 BDRM 1- Story, enclosed porch. LR w/painted panel, chair rail, crown molding. Kitchen redone 2009. Built-in MWw/exhaust hood, refrigerator w/ice maker & elec stove, all stay, Kitchen w/DSS sink w/built-in sprayer. Lrg built-in pantry. Bath remodeled 2009. Shower in basement. Dryer/washer stay. 1-car garage attchd w/water spigot. Blacktop driveway. Storage shed w/stone fill.

4. 2012-07-13
   soldstatus $74,000
5. 2012-07-12
   soldstatus $74,000

   Show marketing remark (399 chars)

   CUTE/CHARMING...2 BDRM 1- Story, enclosed porch. LR w/painted panel, chair rail, crown molding. Kitchen redone 2009. Built-in MWw/exhaust hood, refrigerator w/ice maker & elec stove, all stay, Kitchen w/DSS sink w/built-in sprayer. Lrg built-in pantry. Bath remodeled 2009. Shower in basement. Dryer/washer stay. 1-car garage attchd w/water spigot. Blacktop driveway. Storage shed w/stone fill.

6. 2012-03-07
   listed $78,000

   Show marketing remark (399 chars)

   CUTE/CHARMING...2 BDRM 1- Story, enclosed porch. LR w/painted panel, chair rail, crown molding. Kitchen redone 2009. Built-in MWw/exhaust hood, refrigerator w/ice maker & elec stove, all stay, Kitchen w/DSS sink w/built-in sprayer. Lrg built-in pantry. Bath remodeled 2009. Shower in basement. Dryer/washer stay. 1-car garage attchd w/water spigot. Blacktop driveway. Storage shed w/stone fill.

ⓘ 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: $1,672 · $139/mo
• Projected year-2 tax: $1,771 · $148/mo
• Expected delta: +$99/yr (+$8/mo · 5.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,848
• − Mortgage interest: −$6,716
• − Property taxes: −$1,672
• − Insurance: −$600
• − Repairs & maintenance: −$868
• − Management: −$868
• − Depreciation: −$3,488
• Taxable loss: −$3,364
• Est. tax savings @ 24.0%: +$807
• After-tax cash flow: $-440/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: Fremont City
• NCES district ID: 3904401
• Math proficiency: 35% ▼ -27.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $44,046
• Composite: 33.48/100
• National rank: #5449
• State rank: #543 of 656 in OH

Livability — Ballville

• Score: 70/100
• State rank: #481
• US rank: #8040

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ballville, OH
• County: Sandusky · 51,886 people
• Population (ZIP): 29,400
• Household income: $62,802
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 10.4

Population outlook (Sandusky County) Hauer SSP2

• Today (2025): 57,409 people
• By 2030: 55,791 · -2.8%
• By 2040: 51,837 · -9.7%
• By 2050: 47,712 · -16.9%
• By 2075: 39,908 · -30.5%
• By 2100: 33,171 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 9% Black 5%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Sandusky

• 2024 margin: Solid R (+30.9) · D 34.1% · R 65.0%
• 2008→2024 swing: -35.5pp toward R · 2008: 4.6pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+27.6 2016: R+23.0 2012: D+1.9 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.51%
• Current HPI: 188.5274
• 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

+60.3% since first listed

12 events — show timeline

• 2026-06-09 Sold (Public Records) $125,000 Public Records
• 2026-06-05 Sold (MLS) $125,000 NORIS
• 2026-06-05 Sold (MLS) $125,000 FAOR
• 2026-05-20 Pending — FAOR
• 2026-05-20 Pending — NORIS
• 2026-05-15 Listed $119,900 NORIS
• 2026-05-15 Listed $119,900 FAOR
• 2025-10-13 Price Changed $74,000 NORIS
• 2012-07-13 Sold (Public Records) $74,000 Public Records
• 2012-07-12 Sold (MLS) $74,000 NORIS
• 2012-07-12 Price Changed $78,000 NORIS
• 2012-03-07 Listed $78,000 NORIS

Property tax history

+4.0%/yr

Latest (2025): $1,672 · +92.1% YoY. Source: county tax records.