1709 Sandusky St · Sandusky, OH 44870

$170,000

4 bd · 2.0 ba · 1,702 sqft · SingleFamily public records · 56 Days on market

Built 1950 2,640 sqft lot $100/sqft · at area comps Est $173k · at est.

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Why this score? — see what drove the C- 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 +20.5/30.0
• ARV discount +8.3/15.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1709 Sandusky St in Sandusky, Ohio! This spacious 4-bedroom, 2-bath home offers a flexible layout with plenty of room! The main floor features 2 bedrooms, a full bathroom, a comfortable living room, and a dining room perfect for everyday living and entertaining. Upstairs, you'll find an additional family room, 2 more bedrooms, and a second full bathroom creating an ideal setup for larger households, guests, or separate living space. Next door vacant lot at 5 Sandusky St is available to bundle with 1709 Sandusky St for expanded options perfect for additional parking, a private yard, or development. (MLS #20261718)Currently arranged to act as 2 separate living spaces, there is 1 d

Key facts

• Main-floor unit
• Separate entrances
• Upper-level unit

Tags

• MAIN-FLOOR UNIT
• UPPER-LEVEL UNIT
• SEPARATE ENTRANCES
• PRIVATE DRIVE
• STRONG CASH-FLOW POTENTIAL
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Off-street paved parking; One garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Asphalt roof; Shed on the property

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Radiant heat
• Interior features: Total of 8 rooms; Basement laundry
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/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 $164k (3.4% below list).
• Recommended offer: $164k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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; 1 comparable units currently listed for rent nearby; 128 units permitted in Erie County in 2024 (5 in 5+ unit buildings).
• This rent runs 32% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 56 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $170k implies a 386% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,170 (3.4% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 0.97% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (median comp): $173,238
• List price: $170,000
• Delta: -1.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1017 Putnam St	0.18mi	3/2.0 (-1)	1,704 (+0%)	6mo	$110,000	$65	81
533 Putnam St	0.30mi	3/1.5 (-1)	1,738 (+2%)	2mo	$137,000	$79	74
1342 Camp St	0.19mi	4/2.0	1,555 (-9%)	4mo	$211,500	$136	73
1813 Sandusky St	0.09mi	4/1.0	1,553 (-9%)	6mo	$118,000	$76	72
1308 W Madison St	0.30mi	4/1.0	1,572 (-8%)	2mo	$137,400	$87	68
921 Polk St	0.44mi	5/1.5 (+1)	1,680 (-1%)	4mo	$195,000	$116	67
1014 Jay St	0.28mi	3/2.0 (-1)	1,590 (-7%)	8mo	$155,000	$97	64
927 W Adams St	0.58mi	5/2.0 (+1)	1,792 (+5%)	4mo	$159,000	$89	56
808 Fulton St	0.65mi	3/1.0 (-1)	1,784 (+5%)	0mo	$179,500	$101	52
1112 W Osborne St	0.37mi	3/1.0 (-1)	1,509 (-11%)	10mo	$148,500	$98	47
325 Mcdonough St	0.56mi	3/1.5 (-1)	1,506 (-12%)	1mo	$175,500	$117	47
1608 Pierce St	0.46mi	3/1.5 (-1)	1,464 (-14%)	8mo	$90,000	$61	42

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-13,393
• Equity at exit: $25,348

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $6,461
• Equity at exit: $14,698

Cash invested: $47,600 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,642 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$112 /mo · $1,341/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $223

Break-even live

Break-even rent $1,360

Max offer price $170,000

Occupancy floor 81%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1032 Perry St Sandusky, OH	4.0	2.5	1845	$850	$0.46	43d	1	1.40mi

Listing history 17 events

1. 2026-06-19
   days on market $170,000 Active 56 DOM
2. 2026-06-18
   days on market $170,000 Active 55 DOM
3. 2026-06-17
   days on market $170,000 Active 54 DOM
4. 2026-06-16
   days on market $170,000 Active 53 DOM
5. 2026-06-15
   days on market $170,000 Active 52 DOM
6. 2026-06-14
   days on market $170,000 Active 50 DOM
7. 2026-06-12
   days on market $170,000 Active 49 DOM
8. 2026-06-09
   days on market $170,000 Active 46 DOM
9. 2026-06-08
   days on market $170,000 Active 45 DOM
10. 2026-06-07
    days on market $170,000 Active 44 DOM
11. 2026-06-03
    days on market $170,000 Active 40 DOM
12. 2026-06-02
    days on market $170,000 Active 39 DOM
13. 2026-06-01
    days on market $170,000 Active 38 DOM
14. 2026-05-31
    days on market $170,000 Active 37 DOM
15. 2026-05-30
    days on market $170,000 Active 36 DOM
16. 2026-04-24
    listed $170,000 Active 1184-char remark
17. 1996-02-23
    soldstatus $35,000

ⓘ 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: $1,341 · $112/mo
• Projected year-2 tax: $1,997 · $166/mo
• Expected delta: +$655/yr (+$55/mo · 48.8%)

ⓘ 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 ≥94°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: $19,700
• − Mortgage interest: −$9,523
• − Property taxes: −$1,341
• − Insurance: −$850
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − Depreciation: −$4,945
• Taxable loss: −$111
• Est. tax savings @ 24.0%: +$27
• After-tax cash flow: $2,701/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

+385.7% since first listed

2 events — show timeline

• 2026-04-24 Listed $170,000 FAOR
• 1996-02-23 Sold (Public Records) $35,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $1,341 · -1.0% YoY. Source: county tax records.