188 Washington St · Cygnet, OH 43413

$85,000

3 bd · 1.0 ba · 1,114 sqft · SingleFamily public records · 192 Days on market

Built 1943 8,276 sqft lot $76/sqft · 48% below area Est $163k · 48% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +5.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1 story home with 3 bedroom and 1 bath. Features include 1.5 car garage with workshop, fenced yard with a shed. Call today to schedule your appointment to see this great value.

Key facts

• Shed
• Fenced yard
• 1.5 car garage

Tags

• 1.5 CAR GARAGE
• FENCED YARD
• WORKSHOP
• SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#747 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: crime D+, schools F, amenities F.
• Elmwood Local (rural): math 67% / reading 71% proficiency, ranked #154 of 656 in OH (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 64 active listings in the ZIP; solid renter incomes; 493 units permitted in Wood County in 2024 (48 in 5+ unit buildings).
• This rent is only 17% of the median local income ($79k/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 $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wood County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $85k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 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 1943 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
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: 1.30% ✓
• Cap rate: 10.79%
• Cash-on-cash: 16.05%
• DSCR: 1.71
• GRM: 6.4

CMA / ARV

• ARV (median comp): $163,480
• List price: $85,000
• Delta: -48.01%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.27×
• Total profit: $6,503
• Equity at exit: $12,674

10-year hold

• IRR: 16.3%
• Equity multiple: 2.33×
• Total profit: $31,765
• Equity at exit: $7,349

Cash invested: $23,800 (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 43413

• Home prices YoY: -29.8%
• Active inventory: 64
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$75 /mo · $905/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $318

Break-even live

Break-even rent $705

Max offer price $85,000

Occupancy floor 66%

Sensitivity live

Price	-10% $367	-5% $342	+0% $318	+5% $294	+10% $270
Rent	-10% $231	-5% $275	+0% $318	+5% $362	+10% $406
Rate	-1.0pp $361	-0.5pp $340	base $318	+0.5pp $296	+1.0pp $274

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $85,000 Active 192 DOM
2. 2026-06-17
   days on market $85,000 Active 191 DOM
3. 2026-06-16
   days on market $85,000 Active 190 DOM
4. 2026-06-15
   days on market $85,000 Active 189 DOM
5. 2026-06-14
   days on market $85,000 Active 187 DOM
6. 2026-06-10
   days on market $85,000 Active 184 DOM
7. 2026-06-09
   days on market $85,000 Active 183 DOM
8. 2026-06-08
   days on market $85,000 Active 182 DOM
9. 2026-06-07
   days on market $85,000 Active 181 DOM
10. 2026-06-03
    days on market $85,000 Active 177 DOM
11. 2026-06-02
    days on market $85,000 Active 176 DOM
12. 2026-06-01
    days on market $85,000 Active 175 DOM
13. 2026-05-31
    days on market $85,000 Active 174 DOM
14. 2026-05-30
    days on market $85,000 Active 173 DOM
15. 2026-04-07
    price $85,000 176-char remark

    Show marketing remark (176 chars)

    1 story home with 3 bedroom and 1 bath. Features include 1.5 car garage with workshop, fenced yard with a shed. Call today to schedule your appointment to see this great value.

16. 2026-03-16
    status Active 176-char remark

    Show marketing remark (176 chars)

    1 story home with 3 bedroom and 1 bath. Features include 1.5 car garage with workshop, fenced yard with a shed. Call today to schedule your appointment to see this great value.

17. 2026-03-04
    historical Contingent 176-char remark

    Show marketing remark (176 chars)

    1 story home with 3 bedroom and 1 bath. Features include 1.5 car garage with workshop, fenced yard with a shed. Call today to schedule your appointment to see this great value.

18. 2026-03-04
    status Active 176-char remark

    Show marketing remark (176 chars)

    1 story home with 3 bedroom and 1 bath. Features include 1.5 car garage with workshop, fenced yard with a shed. Call today to schedule your appointment to see this great value.

19. 2026-03-04
    price $90,000 176-char remark

    Show marketing remark (176 chars)

    1 story home with 3 bedroom and 1 bath. Features include 1.5 car garage with workshop, fenced yard with a shed. Call today to schedule your appointment to see this great value.

20. 2026-02-19
    status Pending 176-char remark

    Show marketing remark (176 chars)

    1 story home with 3 bedroom and 1 bath. Features include 1.5 car garage with workshop, fenced yard with a shed. Call today to schedule your appointment to see this great value.

21. 2025-12-24
    price $95,000 176-char remark

    Show marketing remark (176 chars)

    1 story home with 3 bedroom and 1 bath. Features include 1.5 car garage with workshop, fenced yard with a shed. Call today to schedule your appointment to see this great value.

22. 2025-11-24
    listed $100,000 Active 176-char remark

    Show marketing remark (176 chars)

    1 story home with 3 bedroom and 1 bath. Features include 1.5 car garage with workshop, fenced yard with a shed. Call today to schedule your appointment to see this great value.

23. 1996-05-08
    soldstatus $38,000

ⓘ 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: $905 · $75/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$210/yr (+$18/mo · 23.2%)

ⓘ 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: $13,291
• − Mortgage interest: −$4,761
• − Property taxes: −$905
• − Insurance: −$425
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$2,473
• Taxable income: $2,600
• Est. tax owed @ 24.0%: −$624
• After-tax cash flow: $3,197/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: Elmwood Local
• NCES district ID: 3905068
• Math proficiency: 67% ▼ -7.00%
• Reading proficiency: 71% ▼ -1.00%
• Median HH income: $56,598
• Composite: 59.16/100
• National rank: #949
• State rank: #154 of 656 in OH

Livability — Cygnet

• Score: 65/100
• State rank: #747
• US rank: #13516

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cygnet, OH
• County: Wood · 127,168 people
• Metro: Toledo, OH
• Population (ZIP): 1,095
• Household income: $78,571
• Rent vs Own: 18.8% rent · 81.2% own
• Severe rent burden: 10.4

Population outlook (Wood County) Hauer SSP2

• Today (2025): 138,744 people
• By 2030: 143,189 · +3.2%
• By 2040: 150,896 · +8.8%
• By 2050: 158,589 · +14.3%
• By 2075: 182,166 · +31.3%
• By 2100: 196,533 · +41.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 2% Slovak 1% Iranian 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Wood

• 2024 margin: R (+10.2) · D 44.4% · R 54.6%
• 2008→2024 swing: -17.3pp toward R · 2008: 7.1pp · 2024: -10.2pp
• All cycles: 2024: R+10.2 2020: R+7.6 2016: R+8.5 2012: D+4.2 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -102.52%
• Current HPI: 241.6826
• 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

+123.7% since first listed

9 events — show timeline

• 2026-04-07 Price Changed $85,000 NORIS
• 2026-03-16 Relisted — NORIS
• 2026-03-04 Contingent — NORIS
• 2026-03-04 Relisted — NORIS
• 2026-03-04 Price Changed $90,000 NORIS
• 2026-02-19 Pending — NORIS
• 2025-12-24 Price Changed $95,000 NORIS
• 2025-11-24 Listed $100,000 NORIS
• 1996-05-08 Sold (Public Records) $38,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $905 · +0.5% YoY. Source: county tax records.