1105 W Adams St · Sandusky, OH 44870

$167,500

3 bd · 1.0 ba · 1,253 sqft · SingleFamily public records · 119 Days on market

Built 1905 3,960 sqft lot $134/sqft · 42% above area Est $112k · 49% over ↓ 22% since listing

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

PRICE REDUCED! 🏡 Your Forever Home is Ready! 🏡Looking for the perfect balance of modern comfort and outdoor freedom? This fully remodeled 4-bedroom home is designed for the way families actually live. Why you'll love it: ✨ Modern Interior: Freshly updated and move-in readyno DIY required! 🌳 Dream Backyard: An expansive yard with a custom patio, perfect for summer cookouts, evening bonfires, and giving the kids room to run. flexible Flex Space: The main-level bedroom is ideal for a home office, playroom, or guest suite. 📍 Prime Location: Minutes from top schools, parks, and all your daily essentials. Over $127,000 in rehab costs. Everything is done, all that's left is to move in and start

Key facts

• New bath
• New furnace
• New kitchen

Tags

• NEW KITCHEN
• NEW BATH
• NEW LAUNDRY ROOM
• NEW FURNACE
• NEW CENTRAL AIR
• NEW ON DEMAND HWT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $539 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $152k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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).
• This rent runs 38% 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($152k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $152,425 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.19% ✓
• Cap rate: 10.15%
• Cash-on-cash: 13.79%
• DSCR: 1.61
• GRM: 7.0

CMA / ARV

• ARV (median comp): $112,074
• List price: $167,500
• Delta: 49.46%
• 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
1015 W Washington St	0.10mi	3/1.0	1,200 (-4%)	3mo	$1,300	$1	86
932 Madison St	0.21mi	3/1.0	1,098 (-12%)	2mo	$162,000	$148	68
1430 Pearl St	0.55mi	3/1.5	1,259 (+0%)	5mo	$70,000	$56	68
544 Camp St	0.22mi	3/2.0	1,368 (+9%)	5mo	$135,900	$99	66
1222 W Osborne St	0.59mi	3/2.0	1,211 (-3%)	1mo	$70,000	$58	62
1505 Central Ave	0.65mi	3/1.5	1,208 (-4%)	0mo	$205,000	$170	62
914 Hayes Ave	0.63mi	3/1.0	1,320 (+5%)	1mo	$133,000	$101	61
1202 W Monroe St	0.30mi	3/1.0	1,086 (-13%)	4mo	$74,000	$68	61
1313 Vine St	0.49mi	3/1.0	1,116 (-11%)	1mo	$171,500	$154	58
1330 Clinton St	0.49mi	4/2.0 (+1)	1,334 (+6%)	3mo	$177,250	$133	55
1523 Central Ave	0.69mi	3/1.0	1,152 (-8%)	3mo	$206,000	$179	52
1510 Pearl St	0.60mi	2/1.0 (-1)	1,103 (-12%)	3mo	$47,000	$43	45

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $7,139
• Equity at exit: $24,975

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $50,224
• Equity at exit: $14,482

Cash invested: $46,900 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,985 medium
• Mortgage (P&I): −$878
• Tax from tax record: −$81 /mo · $973/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $539

Break-even live

Break-even rent $1,303

Max offer price $167,500

Occupancy floor 68%

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
156 E Market St Sandusky, OH	1.0–2.0	1.0–2.5	1266	$3,539	$2.79	43d	5	0.57mi
1032 Perry St Sandusky, OH	4.0	2.5	1845	$850	$0.46	43d	1	1.09mi
1515 W Perkins Ave Sandusky, OH	2.0	1.0	925	$925	$1.00	43d	1	1.22mi
1107 1st St Unit 1496057P Sandusky, OH	4.0	3.0	1151	$6,631	$5.76	43d	1	1.33mi

Listing history 6 events

1. 2026-06-01
   days on market $167,500 Active 119 DOM
2. 2026-05-31
   days on market $167,500 Active 118 DOM
3. 2026-05-30
   days on market $167,500 Active 117 DOM
4. 2026-04-29
   price $167,500
5. 2026-02-07
   price $188,900
6. 2025-12-31
   listed $214,780 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: $973 · $81/mo
• Projected year-2 tax: $1,793 · $149/mo
• Expected delta: +$820/yr (+$68/mo · 84.3%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,822
• − Mortgage interest: −$9,383
• − Property taxes: −$973
• − Insurance: −$838
• − Repairs & maintenance: −$1,906
• − Management: −$1,906
• − Depreciation: −$4,873
• Taxable income: $3,945
• Est. tax owed @ 24.0%: −$947
• After-tax cash flow: $5,522/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

-22.0% since first listed

3 events — show timeline

• 2026-04-29 Price Changed $167,500 FAOR
• 2026-02-07 Price Changed $188,900 FAOR
• 2025-12-31 Listed $214,780 FAOR

Property tax history

+3.6%/yr

Latest (2021): $973 · +20.9% YoY. Source: county tax records.