416 S Wood St · Fremont, OH 43410

$142,000

2 bd · 1.5 ba · 1,634 sqft · SingleFamily public records · 5 Days on market

Built 1900 2,004 sqft lot Est $186k · 24% 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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.3/10.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turn-key property! Stunning kit w/laminate flr, wood cabinetry & recessed lighting. Appliances stay. DR & LR open to each other w/wide doorways. French doors off DR to wooden deck. Wide stairway to upstairs. 3 generous sized bdrms. Walk-in closet off hall area w/wire racks and shelving for storage. New roof 2013. Full basement, furnace serviced 2013. Must see!

Key facts

• Bike trail
• Garbage disposal
• Dishwasher

Tags

• ENCLOSED FRONT PORCH
• BIKE TRAIL
• GENEROUS SPACE
• NEW FAUCET
• GARBAGE DISPOSAL
• DISHWASHER

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding construction; Asphalt roof
• Exterior features: Asphalt roof; Vinyl siding

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Dishwasher; Dryer; Range; Refrigerator; Washer; 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 $142k.

Deal economics

• At list price, monthly cash flow is $250 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $142k).
• Cap rate 8.4% vs local median 5.3% in Fremont — 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 74/100 on livability (#283 in OH, #4,637 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment 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.
• Market conditions: 22 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 23 units permitted in Sandusky County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($55k/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 $982 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.
• 5 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.
• Current owner paid $92k; list at $142k implies a 55% 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 $142,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.03% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.53%
• DSCR: 1.34
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $186,276
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 High St	0.20mi	3/1.5 (+1)	1,716 (+5%)	4mo	$170,000	$99	73
613 Garrison St	0.21mi	3/2.0 (+1)	1,700 (+4%)	14mo	$181,500	$107	65
434 Vine St	0.25mi	3/1.5 (+1)	1,500 (-8%)	9mo	$130,000	$87	62
1342 Mcpherson Blvd	0.47mi	3/1.5 (+1)	1,540 (-6%)	7mo	$175,000	$114	58
815 South St	0.24mi	3/1.0 (+1)	1,441 (-12%)	6mo	$143,500	$100	57
118 S Wood St	0.22mi	3/1.5 (+1)	1,469 (-10%)	13mo	$175,000	$119	57
345 Rawson Ave	0.50mi	3/2.5 (+1)	1,660 (+2%)	15mo	$129,000	$78	52
1033 Hayes Ave	0.22mi	3/1.5 (+1)	1,841 (+13%)	15mo	$209,000	$114	51
905 Twinn St	0.50mi	3/1.5 (+1)	1,832 (+12%)	7mo	$199,900	$109	46
812 Bush St	0.40mi	3/1.5 (+1)	1,436 (-12%)	15mo	$194,000	$135	44
140 N Jefferson St	0.62mi	3/1.0 (+1)	1,458 (-11%)	11mo	$173,000	$119	37
621 Memorial Pkwy	0.71mi	3/2.0 (+1)	1,484 (-9%)	13mo	$255,000	$172	34

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-7,141
• Equity at exit: $21,173

10-year hold

• IRR: 4.8%
• Equity multiple: 1.36×
• Total profit: $14,144
• Equity at exit: $12,278

Cash invested: $39,760 (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 43410

• Home prices YoY: -24.4%
• Active inventory: 22
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,460 medium
• Mortgage (P&I): −$745
• Tax from tax record: −$100 /mo · $1,196/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $250

Break-even live

Break-even rent $1,144

Max offer price $142,000

Occupancy floor 78%

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Stilwell Ave Fremont, OH	3.0	2.0	1484	$1,250	$0.84	17d	1	0.91mi
1425 White Ave Fremont, OH	3.0	1.0	1142	$1,495	$1.31	43d	1	1.38mi
1526 Sunrise Blvd Fremont, OH	3.0	1.5	1592	$1,750	$1.10	43d	1	1.49mi

Listing history 6 events

1. 2026-06-18
   days on market $142,000 Active 5 DOM
2. 2026-06-17
   days on market $142,000 Active 4 DOM
3. 2026-06-16
   days on market $142,000 Active 3 DOM
4. 2026-06-15
   days on market $142,000 Active 2 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $142,000 Active 1 DOM

ⓘ 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: $1,196 · $100/mo
• Projected year-2 tax: $1,706 · $142/mo
• Expected delta: +$509/yr (+$42/mo · 42.6%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $17,515
• − Mortgage interest: −$7,954
• − Property taxes: −$1,196
• − Insurance: −$710
• − Repairs & maintenance: −$1,401
• − Management: −$1,401
• − Depreciation: −$4,131
• Taxable income: $721
• Est. tax owed @ 24.0%: −$173
• After-tax cash flow: $2,822/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 — Fremont

• Score: 74/100
• State rank: #283
• US rank: #4637

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fremont, OH
• County: Sandusky · 51,886 people
• City population: 29,400
• Population (ZIP): 10,365
• Household income: $54,635
• Rent vs Own: 24.9% rent · 75.1% own
• Severe rent burden: 2.9

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 3%
• Foreign-born: 1% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -63.59%
• Current HPI: 197.1954
• 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

+283.8% since first listed

18 events — show timeline

• 2026-06-11 Listed $142,000 FAOR
• 2026-05-18 Price Changed $69,900 NORIS
• 2025-10-13 Price Changed $30,250 NORIS
• 2021-12-08 Sold (Public Records) $91,800 Public Records
• 2021-12-02 Sold (MLS) $91,800 FAOR
• 2021-10-26 Listed $89,000 FAOR
• 2017-12-20 Sold (MLS) $44,000 FAOR
• 2017-11-03 Listed $44,000 FAOR
• 2013-09-09 Sold (Public Records) $71,500 Public Records
• 2013-09-09 Sold (MLS) $71,500 NORIS
• 2013-09-09 Price Changed $71,500 NORIS
• 2013-04-23 Listed $69,900 NORIS
• 2013-03-12 Sold (MLS) $30,250 NORIS
• 2013-02-06 Price Changed $34,900 NORIS
• 2012-12-26 Listed $34,900 NORIS
• 2002-03-26 Sold (Public Records) $85,500 Public Records
• 2000-11-20 Sold (Public Records) $36,400 Public Records
• 1993-02-17 Sold (Public Records) $37,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,196 · +91.5% YoY. Source: county tax records.