1304 E Parish St · Sandusky, OH 44870

$110,000

2 bd · 1.0 ba · 856 sqft · SingleFamily public records · 233 Days on market

Built 1941 0.39 ac lot $129/sqft · 23% above area Est $117k · 6% under ↓ 18% 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 +25.1/30.0
• ARV discount +10.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.0/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step inside and discover the potential of this charming 3-bedroom home. Whether you're searching for your next investment opportunity or a place to call home, the possibilities are endless to make it your own. Don't miss out! Schedule your showing today! Listing agent is related to the sellers.

Key facts

• 0.39 acre lot
• Garage
• Built 1941

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 210 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 128 units permitted in Erie County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 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 1941 — 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: 1.10% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.51%
• DSCR: 1.42
• GRM: 7.5

CMA / ARV

• ARV (median comp): $116,516
• List price: $110,000
• Delta: -5.59%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1123 Huntington Ave	0.16mi	2/1.0	870 (+2%)	6mo	$113,300	$130	85
1225 East Farwell St	0.50mi	2/1.0	814 (-5%)	8mo	$141,000	$173	62
1302 Ashburn Dr	0.25mi	3/1.0 (+1)	912 (+6%)	15mo	$153,000	$168	60
1648 Oakmont Lane Ln	0.44mi	3/1.0 (+1)	925 (+8%)	1mo	$150,000	$162	60
1810 Knupke St	0.31mi	3/1.0 (+1)	960 (+12%)	1mo	$147,000	$153	59
1207 Susan Ln	0.18mi	3/1.0 (+1)	960 (+12%)	9mo	$100,000	$104	59
910 Ogontz St	0.72mi	2/1.0	880 (+3%)	7mo	$126,000	$143	56
1401 Wamajo Dr	0.14mi	3/1.0 (+1)	960 (+12%)	15mo	$87,000	$91	56
1922 Fourth St	0.74mi	2/1.0	854 (-0%)	15mo	$63,300	$74	53
1454 Dixon Dr	0.31mi	3/1.0 (+1)	960 (+12%)	10mo	$105,000	$109	52
1474 Dixon Dr	0.34mi	3/1.0 (+1)	975 (+14%)	6mo	$130,000	$133	51
1014 Fourth St St	0.71mi	3/1.0 (+1)	924 (+8%)	2mo	$120,000	$130	47

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-2,284
• Equity at exit: $16,401

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $17,998
• Equity at exit: $9,511

Cash invested: $30,800 (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 44870

• Active inventory: 210
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$93 /mo · $1,118/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $244

Break-even live

Break-even rent $906

Max offer price $110,000

Occupancy floor 75%

Sensitivity live

Price	-10% $306	-5% $275	+0% $244	+5% $213	+10% $182
Rent	-10% $148	-5% $196	+0% $244	+5% $292	+10% $340
Rate	-1.0pp $300	-0.5pp $272	base $244	+0.5pp $216	+1.0pp $187

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1227 Avondale St Sandusky, OH	1.0	1.0	670	$1,045	$1.56	44d	1	0.12mi
305 Perry St Sandusky, OH	1.0	1.0	750	$995	$1.33	44d	1	1.37mi

Listing history 5 events

1. 2026-05-09
   status Pending 295-char remark

   Show marketing remark (295 chars)

   Step inside and discover the potential of this charming 3-bedroom home. Whether you're searching for your next investment opportunity or a place to call home, the possibilities are endless to make it your own. Don't miss out! Schedule your showing today! Listing agent is related to the sellers.

2. 2026-04-02
   price $110,000 295-char remark

   Show marketing remark (295 chars)

   Step inside and discover the potential of this charming 3-bedroom home. Whether you're searching for your next investment opportunity or a place to call home, the possibilities are endless to make it your own. Don't miss out! Schedule your showing today! Listing agent is related to the sellers.

3. 2026-02-24
   price $117,000 295-char remark

   Show marketing remark (295 chars)

   Step inside and discover the potential of this charming 3-bedroom home. Whether you're searching for your next investment opportunity or a place to call home, the possibilities are endless to make it your own. Don't miss out! Schedule your showing today! Listing agent is related to the sellers.

4. 2026-01-17
   price $120,000 295-char remark

   Show marketing remark (295 chars)

   Step inside and discover the potential of this charming 3-bedroom home. Whether you're searching for your next investment opportunity or a place to call home, the possibilities are endless to make it your own. Don't miss out! Schedule your showing today! Listing agent is related to the sellers.

5. 2025-09-18
   listed $134,900 Active 295-char remark

   Show marketing remark (295 chars)

   Step inside and discover the potential of this charming 3-bedroom home. Whether you're searching for your next investment opportunity or a place to call home, the possibilities are endless to make it your own. Don't miss out! Schedule your showing today! Listing agent is related to the sellers.

ⓘ 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: $1,118 · $93/mo
• Projected year-2 tax: $1,417 · $118/mo
• Expected delta: +$299/yr (+$25/mo · 26.8%)

ⓘ 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 ≥95°F today · 16 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: $14,582
• − Mortgage interest: −$6,162
• − Property taxes: −$1,118
• − Insurance: −$550
• − Repairs & maintenance: −$1,167
• − Management: −$1,167
• − Depreciation: −$3,200
• Taxable income: $1,219
• Est. tax owed @ 24.0%: −$293
• After-tax cash flow: $2,637/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

-18.5% since first listed

5 events — show timeline

• 2026-05-09 Pending — FAOR
• 2026-04-02 Price Changed $110,000 FAOR
• 2026-02-24 Price Changed $117,000 FAOR
• 2026-01-17 Price Changed $120,000 FAOR
• 2025-09-18 Listed $134,900 FAOR

Property tax history

+2.8%/yr

Latest (2025): $1,118 · -1.0% YoY. Source: county tax records.