515 S Seltzer St · Crestline, OH 44827

$115,000

3 bd · 1.0 ba · 1,300 sqft · SingleFamily public records · 115 Days on market

Built 1927 6,534 sqft lot $88/sqft · 20% below area Est $143k · 20% under

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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 +15.1/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-story home offering 3 bedrooms and 1 full bath in the heart of Crestline. Built in 1927, this home blends classic character with thoughtful updates for today's lifestyle, including a new metal roof, updated kitchen, and new furnace for added peace of mind. The main level features a spacious living room, formal dining room, and refreshed kitchen, creating a comfortable layout for daily living and gatherings. All three bedrooms are located upstairs, providing privacy and separation from the main living areas. A full basement offers additional storage and laundry space. Enjoy outdoor living with a covered porch and covered deck, perfect for relaxing evenings. Conveniently located within Crestline City Schools and close to local amenities. Schedule your showing today!

Key facts

• Covered porch
• Covered deck
• New metal roof

Tags

• NEW METAL ROOF
• UPDATED KITCHEN
• NEW FURNACE
• COVERED PORCH
• COVERED DECK
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $37 ($448/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 $100k (13.4% below list).
• Recommended offer: $100k (13.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#328 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Crestline Exempted Village (rural): math 34% / reading 48% proficiency, ranked #539 of 656 in OH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 8 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Crawford County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $115k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,541 (13.4% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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. 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: 0.87% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

• ARV (median comp): $143,392
• List price: $115,000
• Delta: -19.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 S Pearl St	0.34mi	3/1.0	1,316 (+1%)	3mo	$126,000	$96	80
964 S Thoman St	0.40mi	3/2.0	1,306 (+0%)	1mo	$199,900	$153	76
221 E Arnold St	0.05mi	3/2.0	1,120 (-14%)	1mo	$150,900	$135	70
619 Union St	0.61mi	3/1.0	1,320 (+2%)	2mo	$129,900	$98	67
619 Cloverdale Ave	0.40mi	2/2.0 (-1)	1,348 (+4%)	3mo	$145,000	$108	64
307 S Washington Ave	0.27mi	3/1.0	1,452 (+12%)	7mo	$60,000	$41	62
621 Larwill St	0.45mi	3/1.0	1,440 (+11%)	6mo	$170,000	$118	56
1047 Bibich Ct	0.39mi	2/1.0 (-1)	1,423 (+10%)	8mo	$70,000	$49	55
523 Cloverdale Ave	0.39mi	2/2.0 (-1)	1,144 (-12%)	3mo	$145,000	$127	50
223 Clink Blvd	0.69mi	3/2.0	1,245 (-4%)	8mo	$170,000	$137	50
702 Union St	0.61mi	3/1.0	1,152 (-11%)	4mo	$127,500	$111	49
306 Emmet St	0.69mi	2/1.0 (-1)	1,128 (-13%)	2mo	$164,900	$146	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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-16,268
• Equity at exit: $17,147

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-11,154
• Equity at exit: $9,943

Cash invested: $32,200 (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 44827

• Home prices YoY: -23.6%
• Active inventory: 21
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $995 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$98 /mo · $1,176/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $37

Break-even live

Break-even rent $948

Max offer price $115,000

Occupancy floor 91%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 Oak St Crestline, OH	3.0	2.0	1056	$1,000	$0.95	44d	1	0.66mi
26 Locust St Crestline, OH	3.0	2.0	1056	$990	$0.94	44d	1	0.78mi

Listing history 26 events

1. 2026-06-19
   days on market $115,000 Active 115 DOM
2. 2026-06-18
   days on market $115,000 Active 114 DOM
3. 2026-06-17
   status $115,000 Active 113 DOM
4. 2026-06-12
   statusdays on market $115,000 Pending 113 DOM
5. 2026-06-09
   days on market $115,000 Active 112 DOM
6. 2026-06-08
   days on market $115,000 Active 111 DOM
7. 2026-06-07
   days on market $115,000 Active 110 DOM
8. 2026-06-05
   days on market $115,000 Active 107 DOM
9. 2026-06-03
   days on market $115,000 Active 106 DOM
10. 2026-06-02
    days on market $115,000 Active 105 DOM
11. 2026-06-01
    days on market $115,000 Active 104 DOM
12. 2026-05-31
    days on market $115,000 Active 103 DOM
13. 2026-05-30
    days on market $115,000 Active 102 DOM
14. 2026-04-29
    price $115,000 785-char remark

    Show marketing remark (785 chars)

    Charming 2-story home offering 3 bedrooms and 1 full bath in the heart of Crestline. Built in 1927, this home blends classic character with thoughtful updates for today's lifestyle, including a new metal roof, updated kitchen, and new furnace for added peace of mind. The main level features a spacious living room, formal dining room, and refreshed kitchen, creating a comfortable layout for daily living and gatherings. All three bedrooms are located upstairs, providing privacy and separation from the main living areas. A full basement offers additional storage and laundry space. Enjoy outdoor living with a covered porch and covered deck, perfect for relaxing evenings. Conveniently located within Crestline City Schools and close to local amenities. Schedule your showing today!

15. 2026-04-29
    price $115,000 785-char remark

    Show marketing remark (785 chars)

    Charming 2-story home offering 3 bedrooms and 1 full bath in the heart of Crestline. Built in 1927, this home blends classic character with thoughtful updates for today's lifestyle, including a new metal roof, updated kitchen, and new furnace for added peace of mind. The main level features a spacious living room, formal dining room, and refreshed kitchen, creating a comfortable layout for daily living and gatherings. All three bedrooms are located upstairs, providing privacy and separation from the main living areas. A full basement offers additional storage and laundry space. Enjoy outdoor living with a covered porch and covered deck, perfect for relaxing evenings. Conveniently located within Crestline City Schools and close to local amenities. Schedule your showing today!

16. 2026-03-30
    price $120,000 785-char remark

    Show marketing remark (785 chars)

    Charming 2-story home offering 3 bedrooms and 1 full bath in the heart of Crestline. Built in 1927, this home blends classic character with thoughtful updates for today's lifestyle, including a new metal roof, updated kitchen, and new furnace for added peace of mind. The main level features a spacious living room, formal dining room, and refreshed kitchen, creating a comfortable layout for daily living and gatherings. All three bedrooms are located upstairs, providing privacy and separation from the main living areas. A full basement offers additional storage and laundry space. Enjoy outdoor living with a covered porch and covered deck, perfect for relaxing evenings. Conveniently located within Crestline City Schools and close to local amenities. Schedule your showing today!

17. 2026-03-30
    price $120,000 785-char remark

    Show marketing remark (785 chars)

    Charming 2-story home offering 3 bedrooms and 1 full bath in the heart of Crestline. Built in 1927, this home blends classic character with thoughtful updates for today's lifestyle, including a new metal roof, updated kitchen, and new furnace for added peace of mind. The main level features a spacious living room, formal dining room, and refreshed kitchen, creating a comfortable layout for daily living and gatherings. All three bedrooms are located upstairs, providing privacy and separation from the main living areas. A full basement offers additional storage and laundry space. Enjoy outdoor living with a covered porch and covered deck, perfect for relaxing evenings. Conveniently located within Crestline City Schools and close to local amenities. Schedule your showing today!

18. 2026-03-13
    status Active 785-char remark

    Show marketing remark (785 chars)

    Charming 2-story home offering 3 bedrooms and 1 full bath in the heart of Crestline. Built in 1927, this home blends classic character with thoughtful updates for today's lifestyle, including a new metal roof, updated kitchen, and new furnace for added peace of mind. The main level features a spacious living room, formal dining room, and refreshed kitchen, creating a comfortable layout for daily living and gatherings. All three bedrooms are located upstairs, providing privacy and separation from the main living areas. A full basement offers additional storage and laundry space. Enjoy outdoor living with a covered porch and covered deck, perfect for relaxing evenings. Conveniently located within Crestline City Schools and close to local amenities. Schedule your showing today!

19. 2026-03-13
    status Active 785-char remark

    Show marketing remark (785 chars)

    Charming 2-story home offering 3 bedrooms and 1 full bath in the heart of Crestline. Built in 1927, this home blends classic character with thoughtful updates for today's lifestyle, including a new metal roof, updated kitchen, and new furnace for added peace of mind. The main level features a spacious living room, formal dining room, and refreshed kitchen, creating a comfortable layout for daily living and gatherings. All three bedrooms are located upstairs, providing privacy and separation from the main living areas. A full basement offers additional storage and laundry space. Enjoy outdoor living with a covered porch and covered deck, perfect for relaxing evenings. Conveniently located within Crestline City Schools and close to local amenities. Schedule your showing today!

20. 2026-03-09
    status Pending 785-char remark

    Show marketing remark (785 chars)

    Charming 2-story home offering 3 bedrooms and 1 full bath in the heart of Crestline. Built in 1927, this home blends classic character with thoughtful updates for today's lifestyle, including a new metal roof, updated kitchen, and new furnace for added peace of mind. The main level features a spacious living room, formal dining room, and refreshed kitchen, creating a comfortable layout for daily living and gatherings. All three bedrooms are located upstairs, providing privacy and separation from the main living areas. A full basement offers additional storage and laundry space. Enjoy outdoor living with a covered porch and covered deck, perfect for relaxing evenings. Conveniently located within Crestline City Schools and close to local amenities. Schedule your showing today!

21. 2026-03-09
    status Pending 785-char remark

    Show marketing remark (785 chars)

    Charming 2-story home offering 3 bedrooms and 1 full bath in the heart of Crestline. Built in 1927, this home blends classic character with thoughtful updates for today's lifestyle, including a new metal roof, updated kitchen, and new furnace for added peace of mind. The main level features a spacious living room, formal dining room, and refreshed kitchen, creating a comfortable layout for daily living and gatherings. All three bedrooms are located upstairs, providing privacy and separation from the main living areas. A full basement offers additional storage and laundry space. Enjoy outdoor living with a covered porch and covered deck, perfect for relaxing evenings. Conveniently located within Crestline City Schools and close to local amenities. Schedule your showing today!

22. 2026-02-13
    listed $124,900 Active 785-char remark

    Show marketing remark (785 chars)

    Charming 2-story home offering 3 bedrooms and 1 full bath in the heart of Crestline. Built in 1927, this home blends classic character with thoughtful updates for today's lifestyle, including a new metal roof, updated kitchen, and new furnace for added peace of mind. The main level features a spacious living room, formal dining room, and refreshed kitchen, creating a comfortable layout for daily living and gatherings. All three bedrooms are located upstairs, providing privacy and separation from the main living areas. A full basement offers additional storage and laundry space. Enjoy outdoor living with a covered porch and covered deck, perfect for relaxing evenings. Conveniently located within Crestline City Schools and close to local amenities. Schedule your showing today!

23. 2026-02-13
    listed $124,900 Active 785-char remark

    Show marketing remark (785 chars)

    Charming 2-story home offering 3 bedrooms and 1 full bath in the heart of Crestline. Built in 1927, this home blends classic character with thoughtful updates for today's lifestyle, including a new metal roof, updated kitchen, and new furnace for added peace of mind. The main level features a spacious living room, formal dining room, and refreshed kitchen, creating a comfortable layout for daily living and gatherings. All three bedrooms are located upstairs, providing privacy and separation from the main living areas. A full basement offers additional storage and laundry space. Enjoy outdoor living with a covered porch and covered deck, perfect for relaxing evenings. Conveniently located within Crestline City Schools and close to local amenities. Schedule your showing today!

24. 2013-06-10
    soldstatus $34,000
25. 2013-06-04
    soldstatus $34,000
26. 2012-05-01
    listed $39,900

ⓘ 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: $1,176 · $98/mo
• Projected year-2 tax: $1,485 · $124/mo
• Expected delta: +$309/yr (+$26/mo · 26.3%)

ⓘ 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 ≥98°F today · 17 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: $11,945
• − Mortgage interest: −$6,442
• − Property taxes: −$1,176
• − Insurance: −$575
• − Repairs & maintenance: −$956
• − Management: −$956
• − Depreciation: −$3,345
• Taxable loss: −$1,505
• Est. tax savings @ 24.0%: +$361
• After-tax cash flow: $810/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: Crestline Exempted Village
• NCES district ID: 3910008
• Math proficiency: 34% ▼ -12.00%
• Reading proficiency: 48% ▼ -14.00%
• Median HH income: $39,422
• Composite: 34.26/100
• National rank: #5251
• State rank: #539 of 656 in OH

Livability — Crestline

• Score: 73/100
• State rank: #328
• US rank: #5382

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crestline, OH
• County: Crawford · 26,873 people
• Population (ZIP): 7,009
• Household income: $53,089
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 17.0

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 39,421 people
• By 2030: 37,656 · -4.5%
• By 2040: 34,043 · -13.6%
• By 2050: 30,617 · -22.3%
• By 2075: 23,652 · -40.0%
• By 2100: 17,786 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% English 2% Romanian 2%
• Foreign-born: 2% · China, Vietnam

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+53.0) · D 23.1% · R 76.1%
• 2008→2024 swing: -33.9pp toward R · 2008: -19.0pp · 2024: -53.0pp
• All cycles: 2024: R+53.0 2020: R+50.9 2016: R+46.8 2012: R+22.7 2008: R+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.15%
• Current HPI: 265.55
• 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

+188.2% since first listed

13 events — show timeline

• 2026-04-29 Price Changed $115,000 CBRMLS
• 2026-04-29 Price Changed $115,000 MARMLS
• 2026-03-30 Price Changed $120,000 MARMLS
• 2026-03-30 Price Changed $120,000 CBRMLS
• 2026-03-13 Relisted — MARMLS
• 2026-03-13 Relisted — CBRMLS
• 2026-03-09 Pending — MARMLS
• 2026-03-09 Pending — CBRMLS
• 2026-02-13 Listed $124,900 MARMLS
• 2026-02-13 Listed $124,900 CBRMLS
• 2013-06-10 Sold (Public Records) $34,000 Public Records
• 2013-06-04 Sold (MLS) $34,000 MARMLS
• 2012-05-01 Listed $39,900 MARMLS

Property tax history

+2.5%/yr

Latest (2025): $1,176 · +5.8% YoY. Source: county tax records.