1030 Hendricks Ave · St. Marys, OH 45885

$99,900

2 bd · 1.0 ba · 784 sqft · SingleFamily public records · 44 Days on market

Built 1900 4,356 sqft lot

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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 +14.1/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• DSCR +4.3/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOULD YOU LIKE TO BECOME AN INVESTOR? WANT TO OWN RENTALS? OR, DO YOU NEED AFFORDABLE HOUSING? If your answer is yes, you will need to check out 1030 Hendricks. Featuring 2 bedrooms, 1 bath, newer siding, large backyard for parking, future garage or add onto the house. ACT TODAY! Currently used as rental property and receiving $425 per month rent.

Key facts

• Spacious backyard
• New flooring
• 4,356 sq ft lot

Tags

• SPACIOUS BACKYARD
• NEWLY PAINTED INTERIOR
• NEW FLOORING

Property features AI

Exterior

• Utilities: Public sewer; Supplied water; Natural gas connected
• Home design: Single-family residential home; House; Built in 1900
• Construction: Vinyl siding
• Exterior features: Porch; Residential lot (115 x 40)

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: Bedroom 1 (13 x 11); Bedroom 2 (11 x 10)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Total of 4 rooms; Window coverings; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $15 ($183/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 $81k (18.9% below list).
• Recommended offer: $81k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.0% in St. Marys — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• St Marys City (town): math 64% / reading 65% proficiency, ranked #221 of 656 in OH (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 67 active listings in the ZIP; solid renter incomes; 121 units permitted in Auglaize County in 2024 (0 in 5+ unit buildings).
• This rent is only 13% of the median local income ($75k/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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Auglaize County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $100k implies a 212% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $81,018 (18.9% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 0.81% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $49,392
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
954 E Spring St	0.14mi	2/1.0	778 (-1%)	7mo	$122,000	$157	86
409 Beech St	0.37mi	2/1.0	786 (+0%)	2mo	$23,900	$30	80
505 N Walnut St	0.55mi	2/1.0	816 (+4%)	4mo	$31,000	$38	64
324 S Vine St	0.37mi	2/1.0	864 (+10%)	22mo	$54,000	$63	47
506 Oil St	0.39mi	3/1.0 (+1)	895 (+14%)	17mo	$120,000	$134	39

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: -15.3%
• Equity multiple: 0.46×
• Total profit: $-15,243
• Equity at exit: $14,895

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-12,134
• Equity at exit: $8,638

Cash invested: $27,972 (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 45885

• Active inventory: 67
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $810 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$59 /mo · $711/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $15

Break-even live

Break-even rent $791

Max offer price $99,900

Occupancy floor 93%

Sensitivity live

Price	-10% $72	-5% $44	+0% $15	+5% $-13	+10% $-41
Rent	-10% $-49	-5% $-17	+0% $15	+5% $47	+10% $79
Rate	-1.0pp $66	-0.5pp $41	base $15	+0.5pp $-11	+1.0pp $-37

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $99,900 Active 44 DOM
2. 2026-06-17
   days on market $99,900 Active 43 DOM
3. 2026-06-16
   days on market $99,900 Active 42 DOM
4. 2026-06-15
   days on market $99,900 Active 41 DOM
5. 2026-06-13
   days on market $99,900 Active 39 DOM
6. 2026-06-12
   days on market $99,900 Active 38 DOM
7. 2026-06-09
   days on market $99,900 Active 35 DOM
8. 2026-06-08
   days on market $99,900 Active 34 DOM
9. 2026-06-08
   days on market $99,900 Active 33 DOM
10. 2026-06-07
    pricedays on market $99,900 Active 32 DOM
11. 2026-06-04
    remarks 323-char remark
12. 2026-06-04
    days on market $109,900 Active 29 DOM
13. 2026-06-02
    days on market $109,900 Active 28 DOM
14. 2026-06-01
    days on market $109,900 Active 27 DOM
15. 2026-05-31
    days on market $109,900 Active 26 DOM
16. 2026-05-04
    listed $109,900 Active
17. 2016-11-04
    historical
18. 2015-02-24
    soldstatus $32,000 349-char remark

    Show marketing remark (349 chars)

    WOULD YOU LIKE TO BECOME AN INVESTOR? WANT TO OWN RENTALS? OR, DO YOU NEED AFFORDABLE HOUSING? If your answer is yes, you will need to check out 1030 Hendricks. Featuring 2 bedrooms, 1 bath, newer siding, large backyard for parking, future garage or add onto the house. ACT TODAY! Currently used as rental property and receiving $425 per month rent.

19. 2014-03-26
    listed $34,900 349-char remark

    Show marketing remark (349 chars)

    WOULD YOU LIKE TO BECOME AN INVESTOR? WANT TO OWN RENTALS? OR, DO YOU NEED AFFORDABLE HOUSING? If your answer is yes, you will need to check out 1030 Hendricks. Featuring 2 bedrooms, 1 bath, newer siding, large backyard for parking, future garage or add onto the house. ACT TODAY! Currently used as rental property and receiving $425 per month rent.

20. 2007-11-20
    soldstatus $31,000
21. 2007-11-16
    soldstatus $31,000
22. 2007-06-23
    listed $36,995
23. 2006-05-03
    listed $36,995
24. 2005-02-03
    soldstatus $36,600
25. 2002-01-14
    soldstatus $9,500
26. 1992-03-10
    soldstatus $5,000

ⓘ 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: $711 · $59/mo
• Projected year-2 tax: $1,135 · $95/mo
• Expected delta: +$424/yr (+$35/mo · 59.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 18 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: $9,722
• − Mortgage interest: −$5,596
• − Property taxes: −$711
• − Insurance: −$500
• − Repairs & maintenance: −$778
• − Management: −$778
• − Depreciation: −$2,906
• Taxable loss: −$1,546
• Est. tax savings @ 24.0%: +$371
• After-tax cash flow: $554/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: St Marys City
• NCES district ID: 3904472
• Math proficiency: 64% ▼ -10.00%
• Reading proficiency: 65% ▼ -4.00%
• Median HH income: $49,672
• Composite: 54.78/100
• National rank: #1317
• State rank: #221 of 656 in OH

Livability — St. Marys

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Marys, OH
• County: Auglaize · 44,666 people
• Population (ZIP): 12,744
• Household income: $75,054
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 3.6

Population outlook (Auglaize County) Hauer SSP2

• Today (2025): 45,247 people
• By 2030: 44,448 · -1.8%
• By 2040: 42,355 · -6.4%
• By 2050: 39,722 · -12.2%
• By 2075: 33,967 · -24.9%
• By 2100: 26,839 · -40.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4%
• Common ancestry: Lithuanian 3% Iranian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Auglaize

• 2024 margin: Solid R (+64.6) · D 17.3% · R 81.9%
• 2008→2024 swing: -23.4pp toward R · 2008: -41.2pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+62.6 2016: R+62.6 2012: R+48.9 2008: R+41.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -207.83%
• Current HPI: 197.352
• 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

+2098.0% since first listed

11 events — show timeline

• 2026-05-04 Listed $109,900 WRIST
• 2016-11-04 Listing Removed — WRIST
• 2015-02-24 Sold (MLS) $32,000 WRIST
• 2014-03-26 Listed $34,900 WRIST
• 2007-11-20 Sold (Public Records) $31,000 Public Records
• 2007-11-16 Sold (MLS) $31,000 WRIST
• 2007-06-23 Listed $36,995 WRIST
• 2006-05-03 Listed $36,995 WRIST
• 2005-02-03 Sold (Public Records) $36,600 Public Records
• 2002-01-14 Sold (Public Records) $9,500 Public Records
• 1992-03-10 Sold (Public Records) $5,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $711 · -1.4% YoY. Source: county tax records.