4805 S County Road 57 · Fostoria, OH 44802

$210,000

3 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 1 Days on market

Built 2003 1.88 ac 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).

• Appreciation +8.4/10.0
• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Schools +6.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.8/10.0

Listing remarks

New HVAC with central air, s/s appliances, flooring, paint, trim, outlets, switches, lights, fans, bladder tank, stairs inside and outside, tub, shower and many more upgrades made in 2025.

Key facts

• 1.88 acre lot
• Built 2003

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Electricity connected; Propane; Water connected; Electric service listed as Other; Sewer listed as Other
• Home design: Single-family residence; House with one story; No common walls; Living area reported as 1,404 (public records)
• Construction: Vinyl siding; Block foundation
• Exterior features: Metal roof

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Bedrooms: Bedroom 2 on the main level (13 x 10); Bedroom 3 on the main level (11 x 10)
• Flooring: Carpet; Plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Open floorplan; Walk-in closet(s); Ceiling fan(s); Vaulted ceiling(s); Separate shower
• Laundry & utility: Washer hookup on main level; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $-347 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (29.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (42.2% below list).
• Recommended offer: $121k (42.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#216 in OH, #3,330 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, commute F, employment D-.
• Vanlue Local (rural): math 70% / reading 70% proficiency, ranked #257 of 802 in OH (top 32%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 2 active listings in the ZIP; 45 units permitted in Seneca County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $14k appreciation (6.8% local appreciation)).
• Seneca County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Recommended offer $121,282 (42.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.58% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.09%
• DSCR: 0.68
• GRM: 14.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.82×
• Total profit: $48,311
• Equity at exit: $142,521

10-year hold

• IRR: 12.4%
• Equity multiple: 3.67×
• Total profit: $157,157
• Equity at exit: $268,049

Cash invested: $58,800 (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 44802

• Home prices YoY: 2.6%
• Active inventory: 2
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $1,213 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$117 /mo · $1,401/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-347

Break-even live

Break-even rent $1,653

Max offer price $148,631

Occupancy floor —

Sensitivity live

Price	-10% $-229	-5% $-288	+0% $-347	+5% $-407	+10% $-466
Rent	-10% $-443	-5% $-395	+0% $-347	+5% $-299	+10% $-252
Rate	-1.0pp $-242	-0.5pp $-294	base $-347	+0.5pp $-402	+1.0pp $-457

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-08
   status $210,000 Pending 1 DOM
2. 2026-06-07
   remarks 188-char remark
3. 2026-06-07
   listed $210,000 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: $1,401 · $117/mo
• Projected year-2 tax: $2,339 · $195/mo
• Expected delta: +$937/yr (+$78/mo · 66.9%)

ⓘ 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 ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,554
• − Mortgage interest: −$11,763
• − Property taxes: −$1,401
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$6,109
• Taxable loss: −$8,098
• Est. tax savings @ 24.0%: +$1,944
• After-tax cash flow: $-2,225/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: Vanlue Local
• NCES district ID: 3904747
• Math proficiency: 70% ▲ 10.00%
• Reading proficiency: 70% ▲ 20.00%
• Median HH income: $62,158
• Composite: 61.73/100
• National rank: #1515
• State rank: #257 of 802 in OH

Livability — Fostoria

• Score: 76/100
• State rank: #216
• US rank: #3330

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Seneca · 70,739 people
• City population: 18,409
• Population (ZIP): 919
• Household income: $61,667
• Rent vs Own: 9.8% rent · 90.2% own
• Severe rent burden: 28.6

Population outlook (Seneca County) Hauer SSP2

• Today (2025): 54,243 people
• By 2030: 52,947 · -2.4%
• By 2040: 49,842 · -8.1%
• By 2050: 46,689 · -13.9%
• By 2075: 39,889 · -26.5%
• By 2100: 32,155 · -40.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Italian 5% Romanian 2% Portuguese 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · German/W. Germanic 2% Tagalog/Filipino 1% Spanish 1%

Political lean MEDSL · Seneca

• 2024 margin: Solid R (+37.5) · D 30.7% · R 68.2% · Other 1.0%
• 2008→2024 swing: -34.8pp toward R · 2008: -2.7pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+34.2 2016: R+31.2 2012: R+8.4 2008: R+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.78%
• Current HPI: 265.1461
• 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

+388.4% since first listed

3 events — show timeline

• 2026-06-06 Listed $210,000 NORIS
• 2026-06-06 Coming Soon $210,000 NORIS
• 2025-05-28 Listed $43,000 NORIS

Property tax history

-4.9%/yr

Latest (2025): $1,401 · -3.3% YoY. Source: county tax records.