116 S Buchanan St · Fremont, OH 43420

$167,500

3 bd · 1.0 ba · 1,384 sqft · SingleFamily public records · 6 Days on market

Built 1900 0.43 ac lot Est $167k · at est.

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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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.3/10.0
• 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

One of a kind, smack dab in town, awesome half Acre L shape yard, all appliances stay, large front porch with new railings, updates throughout including: for plumbing, some electrical updates, light fixtures, new vanity, new toilet, new tub, carpet, vinyl flooring, new shades, whole yard makeover, new garage door, nice flow to the house, new kitchen cabinets, new countertops, new kitchen sink and faucet. Such a cute home, with a great yard, don't miss your chance to view this place.

Key facts

• New vanity
• Large front porch
• Updates throughout

Tags

• HALF ACRE L SHAPE YARD
• LARGE FRONT PORCH
• UPDATES THROUGHOUT
• NEW VANITY
• NEW TOILET
• NEW TUB

Property features AI

Exterior

• Parking: Detached off-street garage; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Asphalt roof

Interior

• Kitchen: Includes microwave, range, refrigerator
• Bedrooms: 5 total rooms (bedrooms and living areas combined)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Forced air heating
• Interior features: Microwave; Range; Refrigerator
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/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 $155k (7.3% below list).
• Recommended offer: $155k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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.
• Market conditions: 88 active listings in the ZIP; 2 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 $1k of loan paydown is wiped out by about $5k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $70k; list at $168k implies a 139% 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 $155,223 (7.3% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $167,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 N Pennsylvania Ave	0.29mi	3/1.0	1,380 (-0%)	7mo	$166,500	$121	80
925 Woodland Blvd	0.39mi	3/1.0	1,342 (-3%)	3mo	$197,000	$147	74
921 Linden Blvd	0.11mi	3/1.5	1,496 (+8%)	9mo	$165,000	$110	72
402 Morrison St	0.27mi	2/1.0 (-1)	1,442 (+4%)	9mo	$157,000	$109	68
314 N Ohio Ave	0.43mi	3/1.0	1,284 (-7%)	3mo	$95,000	$74	66
309 S Collinwood Blvd	0.23mi	3/2.0	1,248 (-10%)	8mo	$166,000	$133	62
314 N Buchanan St	0.27mi	3/1.0	1,186 (-14%)	3mo	$95,000	$80	62
442 N Ohio Ave Ave	0.52mi	4/1.0 (+1)	1,414 (+2%)	9mo	$95,000	$67	60
717 Thompson St	0.24mi	2/2.0 (-1)	1,248 (-10%)	9mo	$165,000	$132	56
634 4th St	0.65mi	3/1.5	1,288 (-7%)	10mo	$127,000	$99	48
1533 Greenfield Ct	0.72mi	3/2.0	1,512 (+9%)	3mo	$240,975	$159	44
800 Lawndale Dr	0.65mi	2/1.5 (-1)	1,492 (+8%)	7mo	$200,000	$134	44

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-12,146
• Equity at exit: $24,975

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $8,511
• Equity at exit: $14,482

Cash invested: $46,900 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,552 medium
• Mortgage (P&I): −$878
• Tax from tax record: −$41 /mo · $497/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $237

Break-even live

Break-even rent $1,253

Max offer price $167,500

Occupancy floor 80%

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1526 Sunrise Blvd Fremont, OH	3.0	1.5	1592	$1,750	$1.10	43d	1	0.59mi
1335 Mosser Dr Fremont, OH	2.0	1.0	900	$904	$1.00	12d	1	1.44mi

Listing history 6 events

1. 2026-06-18
   days on market $167,500 Coming Soon 6 DOM
2. 2026-06-17
   days on market $167,500 Coming Soon 5 DOM
3. 2026-06-16
   days on market $167,500 Coming Soon 4 DOM
4. 2026-06-15
   days on market $167,500 Coming Soon 3 DOM
5. 2026-06-12
   remarks 488-char remark
6. 2026-06-12
   listed $167,500 Coming Soon 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: $497 · $41/mo
• Projected year-2 tax: $1,555 · $130/mo
• Expected delta: +$1,058/yr (+$88/mo · 213.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $18,627
• − Mortgage interest: −$9,383
• − Property taxes: −$497
• − Insurance: −$838
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$4,873
• Taxable income: $57
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $2,827/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

+139.3% since first listed

2 events — show timeline

• 2026-06-12 Coming Soon $167,500 FAOR
• 2026-03-20 Sold (Public Records) $70,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $497 · +484.3% YoY. Source: county tax records.