37 Goodsell St · Tiffin, OH 44883

$49,900

3 bd · 1.0 ba · 1,196 sqft · SingleFamily public records · 157 Days on market

Built 1880 $42/sqft · 69% below area ↓ 17% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special! Just a brief walk or bike ride away from the College this home has so many different opportunities with a perfect backyard view overlooking Heidelberg University's baseball field and Rock Creek!!Property needs complete renovation from top to bottom. Bring your ideas and make it your next project. Sold as-is.

Key facts

• Built 1880
• Listed 157 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($919 rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 3.7% in Tiffin — 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 81/100 on livability (#88 in OH, #1,313 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime C-, employment D, commute F.
• Tiffin City (town): math 49% / reading 60% proficiency, ranked #393 of 656 in OH (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 65 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45 units permitted in Seneca County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($63k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $345 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Seneca County population projected at -14% 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 $14k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 4.3% of price; built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.84% ✓
• Cap rate: 12.64%
• Cash-on-cash: 22.67%
• DSCR: 2.01
• GRM: 4.5

CMA / ARV

• ARV (median comp): $162,615
• List price: $49,900
• Delta: -69.31%
• 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
187 Walker St	0.09mi	3/1.0	1,336 (+12%)	2mo	$130,000	$97	75
115 Gross Street St	0.42mi	3/2.0	1,228 (+3%)	1mo	$219,000	$178	71
22 Tiffin St	0.45mi	2/1.0 (-1)	1,204 (+1%)	2mo	$92,500	$77	71
118 Hancock St	0.05mi	3/1.0	1,372 (+15%)	3mo	$142,000	$103	70
65 Elmwood St	0.73mi	3/1.0	1,195 (-0%)	2mo	$214,000	$179	64
236 Circular St	0.21mi	2/1.5 (-1)	1,328 (+11%)	2mo	$118,000	$89	63
344 Circular St	0.39mi	3/1.0	1,092 (-9%)	6mo	$50,000	$46	62
132 Coe St	0.35mi	2/1.0 (-1)	1,080 (-10%)	1mo	$135,000	$125	61
51 Greeley St	0.50mi	3/1.0	1,088 (-9%)	6mo	$15,000	$14	56
112 Liberty St	0.54mi	2/1.5 (-1)	1,275 (+7%)	2mo	$115,000	$90	55
105 Glenn St	0.59mi	3/2.0	1,356 (+13%)	6mo	$235,000	$173	41
81 Bryden Rd	0.71mi	2/1.5 (-1)	1,300 (+9%)	6mo	$195,000	$150	40

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: 15.7%
• Equity multiple: 1.63×
• Total profit: $8,812
• Equity at exit: $7,440

10-year hold

• IRR: 24.4%
• Equity multiple: 3.12×
• Total profit: $29,671
• Equity at exit: $4,314

Cash invested: $13,972 (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 44883

• Active inventory: 65
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $919 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$180 /mo · $2,157/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $264

Break-even live

Break-even rent $585

Max offer price $49,900

Occupancy floor 66%

Sensitivity live

Price	-10% $292	-5% $278	+0% $264	+5% $250	+10% $236
Rent	-10% $191	-5% $228	+0% $264	+5% $300	+10% $337
Rate	-1.0pp $289	-0.5pp $277	base $264	+0.5pp $251	+1.0pp $238

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
182 E Market St Tiffin, OH	1.0–2.0	1.0	687	$775	$1.13	44d	2	0.48mi
182 E Market St Unit 316 Tiffin, OH	2.0	1.0	750	$775	$1.03	24d	1	0.48mi
50 Fairview Ave Tiffin, OH	2.0	1.0	900	$1,200	$1.33	8d	1	1.18mi

Listing history 14 events

1. 2026-06-12
   days on market $49,900 Active 157 DOM
2. 2026-06-09
   days on market $49,900 Active 154 DOM
3. 2026-06-08
   days on market $49,900 Active 153 DOM
4. 2026-06-07
   days on market $49,900 Active 152 DOM
5. 2026-06-03
   days on market $49,900 Active 148 DOM
6. 2026-06-02
   days on market $49,900 Active 147 DOM
7. 2026-06-01
   days on market $49,900 Active 146 DOM
8. 2026-05-31
   days on market $49,900 Active 145 DOM
9. 2026-05-30
   days on market $49,900 Active 144 DOM
10. 2026-05-17
    price $49,900 327-char remark

    Show marketing remark (327 chars)

    Investor special! Just a brief walk or bike ride away from the College this home has so many different opportunities with a perfect backyard view overlooking Heidelberg University's baseball field and Rock Creek!!Property needs complete renovation from top to bottom. Bring your ideas and make it your next project. Sold as-is.

11. 2026-03-24
    price $54,000 327-char remark

    Show marketing remark (327 chars)

    Investor special! Just a brief walk or bike ride away from the College this home has so many different opportunities with a perfect backyard view overlooking Heidelberg University's baseball field and Rock Creek!!Property needs complete renovation from top to bottom. Bring your ideas and make it your next project. Sold as-is.

12. 2026-02-09
    price $55,000 327-char remark

    Show marketing remark (327 chars)

    Investor special! Just a brief walk or bike ride away from the College this home has so many different opportunities with a perfect backyard view overlooking Heidelberg University's baseball field and Rock Creek!!Property needs complete renovation from top to bottom. Bring your ideas and make it your next project. Sold as-is.

13. 2026-01-20
    price $56,900 327-char remark

    Show marketing remark (327 chars)

    Investor special! Just a brief walk or bike ride away from the College this home has so many different opportunities with a perfect backyard view overlooking Heidelberg University's baseball field and Rock Creek!!Property needs complete renovation from top to bottom. Bring your ideas and make it your next project. Sold as-is.

14. 2026-01-06
    listed $59,900 Active 327-char remark

    Show marketing remark (327 chars)

    Investor special! Just a brief walk or bike ride away from the College this home has so many different opportunities with a perfect backyard view overlooking Heidelberg University's baseball field and Rock Creek!!Property needs complete renovation from top to bottom. Bring your ideas and make it your next project. Sold as-is.

ⓘ 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: $2,157 · $180/mo
• Projected year-2 tax: $2,157 · $180/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,031
• − Mortgage interest: −$2,795
• − Property taxes: −$2,157
• − Insurance: −$250
• − Repairs & maintenance: −$882
• − Management: −$882
• − Depreciation: −$1,452
• Taxable income: $2,612
• Est. tax owed @ 24.0%: −$627
• After-tax cash flow: $2,541/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: Tiffin City
• NCES district ID: 3904489
• Math proficiency: 49% ▼ -17.00%
• Reading proficiency: 60% ▼ -7.00%
• Median HH income: $39,074
• Composite: 45.43/100
• National rank: #2621
• State rank: #393 of 656 in OH

Livability — Tiffin

• Score: 81/100
• State rank: #88
• US rank: #1313

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tiffin, OH
• County: Seneca County · 28,102 people
• City population: 28,102
• Metro: Tiffin, OH
• Population (ZIP): 28,102
• Household income: $62,692
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 772.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 3% Black 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · 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: ▼ -186.24%
• Current HPI: 215.4289
• Rent YoY: —
• Metro: Tiffin, 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

-16.7% since first listed

5 events — show timeline

• 2026-05-17 Price Changed $49,900 FAOR
• 2026-03-24 Price Changed $54,000 FAOR
• 2026-02-09 Price Changed $55,000 FAOR
• 2026-01-20 Price Changed $56,900 FAOR
• 2026-01-06 Listed $59,900 FAOR

Property tax history

-8.4%/yr

Latest (2025): $2,157 · +10.7% YoY. Source: county tax records.