199 Sandusky St · Plymouth, OH 44865

$120,000

2 bd · 1.5 ba · 1,728 sqft · SingleFamily public records · 89 Days on market

Built 1900 1.29 ac lot $69/sqft · 23% below area Est $156k · 23% 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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• Schools +4.6/10.0
• DSCR +4.5/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sitting on 1.29 acres, this is a great opportunity to own your next investment property or place to call home. This 3-bedroom 1-bath home is currently rented and is conveniently located near restaurants and shopping.

Key facts

• Near shopping
• Near restaurants
• Investment property

Tags

• 1.29 ACRES
• INVESTMENT PROPERTY
• CONVENIENTLY LOCATED
• NEAR RESTAURANTS
• NEAR SHOPPING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $32 ($381/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 $104k (13.6% below list).
• Recommended offer: $104k (13.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#368 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.
• Plymouth-Shiloh Local (rural): math 52% / reading 55% proficiency, ranked #391 of 656 in OH (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 8 active listings in the ZIP; 40 units permitted in Huron County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($73k/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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Huron 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 89 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $66k; list at $120k implies a 82% 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 $103,702 (13.6% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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?
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: 0.86% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 9.6

CMA / ARV

• ARV (median comp): $155,786
• List price: $120,000
• Delta: -22.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Sandusky St	0.17mi	3/2.0 (+1)	1,712 (-1%)	15mo	$160,000	$93	72
60 Portner St	0.34mi	3/1.0 (+1)	1,680 (-3%)	2mo	$70,000	$42	70
100 Plymouth St	0.57mi	3/1.5 (+1)	1,774 (+3%)	23mo	$182,000	$103	45
111 W Plymouth East Rd West Rd	0.43mi	3/1.5 (+1)	1,488 (-14%)	14mo	$252,000	$169	40
197 Riggs St	0.73mi	2/1.0	1,508 (-13%)	23mo	$138,216	$92	24

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-17,435
• Equity at exit: $17,892

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-12,621
• Equity at exit: $10,375

Cash invested: $33,600 (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 44865

• Home prices YoY: -15.0%
• Active inventory: 8
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,037 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$108 /mo · $1,299/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $32

Break-even live

Break-even rent $997

Max offer price $120,000

Occupancy floor 92%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $120,000 Active 89 DOM
2. 2026-06-18
   days on market $120,000 Active 88 DOM
3. 2026-06-17
   days on market $120,000 Active 87 DOM
4. 2026-06-16
   days on market $120,000 Active 86 DOM
5. 2026-06-15
   days on market $120,000 Active 85 DOM
6. 2026-06-14
   days on market $120,000 Active 83 DOM
7. 2026-06-12
   days on market $120,000 Active 82 DOM
8. 2026-06-09
   days on market $120,000 Active 79 DOM
9. 2026-06-08
   days on market $120,000 Active 78 DOM
10. 2026-06-07
    days on market $120,000 Active 77 DOM
11. 2026-06-05
    days on market $120,000 Active 74 DOM
12. 2026-06-03
    days on market $120,000 Active 73 DOM
13. 2026-06-02
    days on market $120,000 Active 72 DOM
14. 2026-06-01
    days on market $120,000 Active 71 DOM
15. 2026-05-31
    days on market $120,000 Active 70 DOM
16. 2026-05-30
    days on market $120,000 Active 69 DOM
17. 2026-03-22
    listed $120,000 Active 216-char remark

    Show marketing remark (216 chars)

    Sitting on 1.29 acres, this is a great opportunity to own your next investment property or place to call home. This 3-bedroom 1-bath home is currently rented and is conveniently located near restaurants and shopping.

18. 2024-10-29
    price $135,000
19. 2024-09-03
    listed $140,000 Active
20. 2021-08-27
    soldstatus $66,000
21. 2021-08-26
    soldstatus $1,095,000
22. 2021-04-05
    listed $64,000
23. 2019-05-01
    soldstatus $45,000
24. 2016-04-06
    soldstatus $195,000
25. 2003-04-25
    soldstatus $150,000
26. 1994-03-08
    soldstatus $85,000

ⓘ 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: $1,299 · $108/mo
• Projected year-2 tax: $1,585 · $132/mo
• Expected delta: +$287/yr (+$24/mo · 22.1%)

ⓘ 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 ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,444
• − Mortgage interest: −$6,722
• − Property taxes: −$1,299
• − Insurance: −$600
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$3,491
• Taxable loss: −$1,658
• Est. tax savings @ 24.0%: +$398
• After-tax cash flow: $779/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: Plymouth-Shiloh Local
• NCES district ID: 3904946
• Math proficiency: 52% ▼ -16.00%
• Reading proficiency: 55% ▼ -11.00%
• Median HH income: $48,546
• Composite: 45.54/100
• National rank: #2603
• State rank: #391 of 656 in OH

Livability — Plymouth

• Score: 72/100
• State rank: #368
• US rank: #5944

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plymouth, OH
• County: Richland · 128,966 people
• Metro: Mansfield, OH
• Population (ZIP): 3,123
• Household income: $73,173
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 5.4

Population outlook (Huron County) Hauer SSP2

• Today (2025): 55,572 people
• By 2030: 53,514 · -3.7%
• By 2040: 48,770 · -12.2%
• By 2050: 43,611 · -21.5%
• By 2075: 32,349 · -41.8%
• By 2100: 21,849 · -60.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 7% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Lithuanian 3% Scandinavian 2% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 88% English-only · Spanish 6% German/W. Germanic 3% Other Indo-European 1%

Political lean MEDSL · Huron

• 2024 margin: Solid R (+44.0) · D 27.6% · R 71.6%
• 2008→2024 swing: -40.9pp toward R · 2008: -3.1pp · 2024: -44.0pp
• All cycles: 2024: R+44.0 2020: R+41.2 2016: R+36.4 2012: R+8.9 2008: R+3.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.90%
• Current HPI: 214.3063
• 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

+41.2% since first listed

10 events — show timeline

• 2026-03-22 Listed $120,000 CBRMLS
• 2024-10-29 Price Changed $135,000 MLSNOW
• 2024-09-03 Listed $140,000 MLSNOW
• 2021-08-27 Sold (MLS) $66,000 MARMLS
• 2021-08-26 Sold (Public Records) $1,095,000 Public Records
• 2021-04-05 Listed $64,000 MARMLS
• 2019-05-01 Sold (Public Records) $45,000 Public Records
• 2016-04-06 Sold (Public Records) $195,000 Public Records
• 2003-04-25 Sold (Public Records) $150,000 Public Records
• 1994-03-08 Sold (Public Records) $85,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,299 · -0.1% YoY. Source: county tax records.