2975 Zurmehly Rd · Fort Shawnee, OH 45806

$229,000

3 bd · 1.0 ba · 1,492 sqft · SingleFamily public records · 164 Days on market

Built 1920 3.45 ac lot

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Why this score? — see what drove the D+ 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 +14.9/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• DSCR +4.6/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This unique well maintained Cape Cod feels like home the moment you arrive. Nestled on 1 acre with another 2.45 acres directly across the street overlooking the Little Ottawa River. Inside, you'll find 3 bedrooms, a remodeled bath, a bright sunroom, and a cozy four seasons room warmed by a woodburning stove. A brand new concrete pull through horseshoe driveway adds convenience and curb appeal. Just half a mile from Shawnee High School Stadium and close to everyday amenities. With new updates it gives a warm charming feeling - the perfect property to call home.

Key facts

• Little ottawa river
• Four-seasons room
• 2.45 acres

Tags

• 1 ACRE
• 2.45 ACRES
• LITTLE OTTAWA RIVER
• REMODELED BATH
• SUNROOM
• FOUR-SEASONS ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $67 ($798/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 $185k (19.0% below list).
• Recommended offer: $185k (19.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#344 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Shawnee Local (suburban): math 71% / reading 77% proficiency, ranked #100 of 656 in OH (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Elmwood Elementary School (516 students, 30% FRL); Shawnee Middle School (math 67% / reading 77%, grade A, #115 of 654 statewide, top 18%, 727 students, 30% FRL); Shawnee High School (math 67% / reading 82%, grade B+, #69 of 781 statewide, top 10%, 707 students, 19% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: 49 active listings in the ZIP; solid renter incomes; 88 units permitted in Allen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Allen County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $98k; list at $229k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $185,424 (19.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.4%
• Equity multiple: 0.49×
• Total profit: $-32,957
• Equity at exit: $34,145

10-year hold

• IRR: -5.7%
• Equity multiple: 0.63×
• Total profit: $-23,590
• Equity at exit: $19,800

Cash invested: $64,120 (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 45806

• Home prices YoY: -22.3%
• Active inventory: 49
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,854 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$102 /mo · $1,224/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $67

Break-even live

Break-even rent $1,770

Max offer price $229,000

Occupancy floor 91%

Sensitivity live

Price	-10% $196	-5% $131	+0% $67	+5% $2	+10% $-63
Rent	-10% $-80	-5% $-7	+0% $67	+5% $140	+10% $213
Rate	-1.0pp $182	-0.5pp $125	base $67	+0.5pp $7	+1.0pp $-53

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $229,000 Active 164 DOM
2. 2026-06-21
   days on market $229,000 Active 163 DOM
3. 2026-06-18
   days on market $229,000 Active 161 DOM
4. 2026-06-17
   days on market $229,000 Active 160 DOM
5. 2026-06-16
   days on market $229,000 Active 159 DOM
6. 2026-06-15
   days on market $229,000 Active 158 DOM
7. 2026-06-13
   days on market $229,000 Active 156 DOM
8. 2026-06-12
   days on market $229,000 Active 155 DOM
9. 2026-06-09
   days on market $229,000 Active 152 DOM
10. 2026-06-08
    days on market $229,000 Active 151 DOM
11. 2026-06-08
    days on market $229,000 Active 150 DOM
12. 2026-06-07
    days on market $229,000 Active 149 DOM
13. 2026-06-04
    days on market $229,000 Active 146 DOM
14. 2026-06-02
    days on market $229,000 Active 145 DOM
15. 2026-06-01
    days on market $229,000 Active 144 DOM
16. 2026-05-31
    days on market $229,000 Active 143 DOM
17. 2026-01-08
    listed $229,000 Active 566-char remark

    Show marketing remark (566 chars)

    This unique well maintained Cape Cod feels like home the moment you arrive. Nestled on 1 acre with another 2.45 acres directly across the street overlooking the Little Ottawa River. Inside, you'll find 3 bedrooms, a remodeled bath, a bright sunroom, and a cozy four seasons room warmed by a woodburning stove. A brand new concrete pull through horseshoe driveway adds convenience and curb appeal. Just half a mile from Shawnee High School Stadium and close to everyday amenities. With new updates it gives a warm charming feeling - the perfect property to call home.

18. 2025-07-02
    price $229,900
19. 2025-06-16
    listed $239,900 Active
20. 2009-06-09
    soldstatus $98,400

ⓘ 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: $1,224 · $102/mo
• Projected year-2 tax: $2,398 · $200/mo
• Expected delta: +$1,174/yr (+$98/mo · 95.9%)

ⓘ 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 ≥100°F today · 18 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: $22,251
• − Mortgage interest: −$12,828
• − Property taxes: −$1,224
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$6,662
• Taxable loss: −$3,168
• Est. tax savings @ 24.0%: +$760
• After-tax cash flow: $1,558/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: Shawnee Local
• NCES district ID: 3904579
• Math proficiency: 71% ▼ -9.00%
• Reading proficiency: 77% ▼ -4.00%
• Median HH income: $61,634
• Composite: 63.78/100
• National rank: #597
• State rank: #100 of 656 in OH

Livability — Fort Shawnee

• Score: 73/100
• State rank: #344
• US rank: #5610

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fort Shawnee, OH
• County: Allen · 98,169 people
• City population: 10,978
• Metro: Lima, OH
• Population (ZIP): 10,978
• Household income: $82,160
• Rent vs Own: 19.8% rent · 80.2% own
• Severe rent burden: 9.8

Population outlook (Allen County) Hauer SSP2

• Today (2025): 100,321 people
• By 2030: 97,693 · -2.6%
• By 2040: 91,802 · -8.5%
• By 2050: 86,152 · -14.1%
• By 2075: 73,659 · -26.6%
• By 2100: 58,716 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 1%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+44.1) · D 27.5% · R 71.6%
• 2008→2024 swing: -23.4pp toward R · 2008: -20.7pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+39.5 2016: R+38.2 2012: R+25.7 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.04%
• Current HPI: 229.5361
• 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

+132.7% since first listed

4 events — show timeline

• 2026-01-08 Listed $229,000 WCARE
• 2025-07-02 Price Changed $229,900 WCARE
• 2025-06-16 Listed $239,900 WCARE
• 2009-06-09 Sold (Public Records) $98,400 Public Records

Property tax history

-1.3%/yr

Latest (2025): $1,224 · -2.7% YoY. Source: county tax records.