1302 Napoleon St · Fremont, OH 43420

$120,000

3 bd · 1.0 ba · 1,810 sqft · SingleFamily public records · 9 Days on market

Built 1900 6,447 sqft lot Est $206k · 42% 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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.4/10.0
• 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

VERY OPEN FLOOR PLAN...SPACIOUS ROOMS! FOUR bedroom-two bedrooms up and two bedrooms down. One bedroom on the main floor could be used as a family room. Wide, oak trim in formal DR. Large landingon the second floor is perfect for a computer area. Large eat-in kitchen-could move laundry area up into the kitchen. Sun porch off one bedroom on second floor.

Key facts

• 6,447 sq ft lot
• Built 1900
• Listed 9 days

Property features AI

Exterior

• Parking: Driveway parking
• Utilities: Cable available; Electricity connected (200+ amp service, circuit breakers); Natural gas connected; Public water; Public sewer
• Home design: Residential single-family home; Two levels
• Construction: Block foundation; Block, wood siding and other construction materials
• Exterior features: Shingle roof; Chain link fencing; Corner lot; City street frontage; Asphalt road

Interior

• Kitchen: Eat-in kitchen; Luxury vinyl plank (LVP) flooring in kitchen
• Bedrooms: Multiple bedrooms on main and upper levels (includes bedrooms with ceiling fans)
• Flooring: Carpet; Laminate / LVP
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Ceiling fans throughout; Separate shower; Basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 8.3% 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.
• Zoned schools: Lutz Elementary School (math 52% / reading 48%, grade D+, #900 of 1,584 statewide, top 57%, 400 students, 0% FRL); Fremont Middle School (math 32% / reading 39%, grade F, #544 of 654 statewide, top 83%, 840 students, 56% FRL); Fremont Ross High School (math 17% / reading 45%, grade F, #614 of 781 statewide, top 79%, 1,021 students, 53% FRL) — zoned schools average 36% FRL vs 54% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 88 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 23 units permitted in Sandusky County in 2024 (0 in 5+ unit buildings).

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.
• Sandusky County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y 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 $86k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.04% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.15%
• DSCR: 1.32
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $206,340
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2119 Lake St	0.63mi	3/2.0	1,749 (-3%)	7mo	$249,300	$143	55
1611 Mcpherson Blvd	0.41mi	4/1.5 (+1)	1,648 (-9%)	6mo	$223,000	$135	54
1512 Mcpherson Blvd	0.37mi	4/1.5 (+1)	1,566 (-14%)	0mo	$232,875	$149	53
603 Lime St	0.59mi	4/1.5 (+1)	1,683 (-7%)	1mo	$150,000	$89	53
930 Clinton St	0.59mi	4/2.0 (+1)	1,870 (+3%)	6mo	$238,000	$127	53
1310 Mcpherson Blvd	0.37mi	4/3.0 (+1)	1,988 (+10%)	1mo	$200,000	$101	52
833 Franklin Ave	0.50mi	3/2.0	1,598 (-12%)	2mo	$179,900	$113	52
320 High St	0.74mi	3/1.5	1,716 (-5%)	4mo	$170,000	$99	51
104 N Wood St	0.48mi	3/3.0	1,914 (+6%)	11mo	$184,000	$96	50
1342 Mcpherson Blvd	0.36mi	3/1.5	1,540 (-15%)	7mo	$175,000	$114	50
530 S Wayne St	0.67mi	4/1.5 (+1)	1,710 (-6%)	5mo	$91,700	$54	48
2242 Napoleon Rd	0.73mi	4/2.0 (+1)	1,656 (-8%)	2mo	$230,000	$139	41

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-10,196
• Equity at exit: $17,892

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $3,107
• 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 43420

• Home prices YoY: -32.4%
• Active inventory: 88
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$108 /mo · $1,294/yr
• Insurance: −$50
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $145

Break-even live

Break-even rent $1,067

Max offer price $120,000

Occupancy floor 83%

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: —

Rent comps 1 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	0.46mi

Listing history 8 events

1. 2026-06-18
   days on market $120,000 Active 9 DOM
2. 2026-06-17
   days on market $120,000 Active 8 DOM
3. 2026-06-16
   days on market $120,000 Active 7 DOM
4. 2026-06-15
   days on market $120,000 Active 6 DOM
5. 2026-06-13
   days on market $120,000 Active 4 DOM
6. 2026-06-12
   days on market $120,000 Active 3 DOM
7. 2026-06-09
   remarks 311-char remark
8. 2026-06-09
   listed $120,000 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: $1,294 · $108/mo
• Projected year-2 tax: $1,583 · $132/mo
• Expected delta: +$289/yr (+$24/mo · 22.3%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 75% 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: $15,000
• − Mortgage interest: −$6,722
• − Property taxes: −$1,294
• − Insurance: −$1,266
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$3,491
• Taxable loss: −$174
• Est. tax savings @ 24.0%: +$42
• After-tax cash flow: $1,779/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: 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): 29,400
• Household income: $62,802
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 10.4

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 (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 9% Black 5%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -90.51%
• Current HPI: 188.5274
• 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

+410.6% since first listed

7 events — show timeline

• 2026-06-03 Listed $120,000 NORIS
• 2004-09-22 Sold (Public Records) $85,500 Public Records
• 2004-09-21 Price Changed $85,500 NORIS
• 2004-09-21 Sold (MLS) $85,500 NORIS
• 2004-07-27 Listed $85,000 NORIS
• 1989-09-18 Sold (Public Records) $27,500 Public Records
• 1987-02-13 Sold (Public Records) $23,500 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,294 · +91.6% YoY. Source: county tax records.