807 E State Street St · Fremont, OH 43420

$74,900

3 bd · 3.0 ba · 2,080 sqft · MultiFamily public records · 14 Days on market

Built 1949 5,227 sqft lot $36/sqft · 18% below area Est $91k · 18% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

All brick home with over 2000 sqft of living space. Make an appointment to see the huge living room, and formal dining room. Features include master suite, full basement, and attached 800 sqft garage. Call today to see all the possibilities.

Key facts

• Roll-in shower
• Attached garage
• First-floor layout

Tags

• LARGE BLOCK WINDOW
• GAS WALL HEATER
• ROLL-IN SHOWER
• FIRST-FLOOR LAYOUT
• ATTACHED GARAGE
• WASHER AND DRYER HOOKUPS

Property features AI

Exterior

• Parking: Attached garage with 2 spaces; Garage door opener; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Construction: Brick exterior; Rubber roof
• Exterior features: Rubber roof; Brick construction; Lot approximately 0.12 acres

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central air; Ceiling fans; Natural gas forced-air heating
• Interior features: Full basement with sump pump; Accessible entrance; Accessible full bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $75k.

Deal economics

• At list price, monthly cash flow is $837 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 19.7% 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: 91 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).
• This rent runs 33% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $26k; list at $75k implies a 185% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,900

Questions for the listing agent

1. Built in 1949 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.34% ✓
• Cap rate: 19.70%
• Cash-on-cash: 47.88%
• DSCR: 3.13
• GRM: 3.6

CMA / ARV

• ARV (median comp): $91,150
• List price: $74,900
• Delta: -17.83%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 45.4%
• Equity multiple: 2.96×
• Total profit: $41,200
• Equity at exit: $11,168

10-year hold

• IRR: 51.2%
• Equity multiple: 5.99×
• Total profit: $104,677
• Equity at exit: $6,476

Cash invested: $20,972 (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: 91
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$122 /mo · $1,461/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $837

Break-even live

Break-even rent $691

Max offer price $74,900

Occupancy floor 47%

Sensitivity live

Price	-10% $879	-5% $858	+0% $837	+5% $816	+10% $794
Rent	-10% $699	-5% $768	+0% $837	+5% $906	+10% $975
Rate	-1.0pp $874	-0.5pp $856	base $837	+0.5pp $817	+1.0pp $798

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1526 Sunrise Blvd Fremont, OH	3.0	1.5	1592	$1,750	$1.10	44d	1	0.63mi

Listing history 22 events

1. 2026-06-21
   days on market $74,900 Active 14 DOM
2. 2026-06-18
   days on market $74,900 Active 12 DOM
3. 2026-06-17
   days on market $74,900 Active 11 DOM
4. 2026-06-16
   days on market $74,900 Active 10 DOM
5. 2026-06-15
   days on market $74,900 Active 9 DOM
6. 2026-06-13
   days on market $74,900 Active 7 DOM
7. 2026-06-12
   days on market $74,900 Active 6 DOM
8. 2026-06-09
   days on market $74,900 Active 3 DOM
9. 2026-06-08
   days on market $74,900 Active 2 DOM
10. 2026-06-07
    statusdays on marketlisting id $74,900 Active 1 DOM
11. 2025-10-14
    price $35,000 241-char remark

    Show marketing remark (241 chars)

    All brick home with over 2000 sqft of living space. Make an appointment to see the huge living room, and formal dining room. Features include master suite, full basement, and attached 800 sqft garage. Call today to see all the possibilities.

12. 2022-12-09
    soldstatus $26,250
13. 2022-12-02
    soldstatus $35,000 Closed 241-char remark

    Show marketing remark (241 chars)

    All brick home with over 2000 sqft of living space. Make an appointment to see the huge living room, and formal dining room. Features include master suite, full basement, and attached 800 sqft garage. Call today to see all the possibilities.

14. 2022-12-01
    status Pending 241-char remark

    Show marketing remark (241 chars)

    All brick home with over 2000 sqft of living space. Make an appointment to see the huge living room, and formal dining room. Features include master suite, full basement, and attached 800 sqft garage. Call today to see all the possibilities.

15. 2022-11-07
    historical Contingent 241-char remark

    Show marketing remark (241 chars)

    All brick home with over 2000 sqft of living space. Make an appointment to see the huge living room, and formal dining room. Features include master suite, full basement, and attached 800 sqft garage. Call today to see all the possibilities.

16. 2022-10-28
    price $36,900 241-char remark

    Show marketing remark (241 chars)

    All brick home with over 2000 sqft of living space. Make an appointment to see the huge living room, and formal dining room. Features include master suite, full basement, and attached 800 sqft garage. Call today to see all the possibilities.

17. 2022-10-13
    price $44,900 241-char remark

    Show marketing remark (241 chars)

    All brick home with over 2000 sqft of living space. Make an appointment to see the huge living room, and formal dining room. Features include master suite, full basement, and attached 800 sqft garage. Call today to see all the possibilities.

18. 2022-09-13
    price $54,900 241-char remark

    Show marketing remark (241 chars)

    All brick home with over 2000 sqft of living space. Make an appointment to see the huge living room, and formal dining room. Features include master suite, full basement, and attached 800 sqft garage. Call today to see all the possibilities.

19. 2022-08-13
    price $64,900 241-char remark

    Show marketing remark (241 chars)

    All brick home with over 2000 sqft of living space. Make an appointment to see the huge living room, and formal dining room. Features include master suite, full basement, and attached 800 sqft garage. Call today to see all the possibilities.

20. 2022-07-13
    price $79,900 241-char remark

    Show marketing remark (241 chars)

    All brick home with over 2000 sqft of living space. Make an appointment to see the huge living room, and formal dining room. Features include master suite, full basement, and attached 800 sqft garage. Call today to see all the possibilities.

21. 2022-07-07
    listed $89,900 Active 241-char remark

    Show marketing remark (241 chars)

    All brick home with over 2000 sqft of living space. Make an appointment to see the huge living room, and formal dining room. Features include master suite, full basement, and attached 800 sqft garage. Call today to see all the possibilities.

22. 1997-01-03
    soldstatus $20,000

ⓘ 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: $1,461 · $122/mo
• Projected year-2 tax: $1,461 · $122/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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: $21,000
• − Mortgage interest: −$4,196
• − Property taxes: −$1,461
• − Insurance: −$374
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$2,179
• Taxable income: $9,430
• Est. tax owed @ 24.0%: −$2,263
• After-tax cash flow: $7,778/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

+274.5% since first listed

13 events — show timeline

• 2026-06-06 Listed $74,900 FAOR
• 2025-10-14 Price Changed $35,000 NORIS
• 2022-12-09 Sold (Public Records) $26,250 Public Records
• 2022-12-02 Sold (MLS) $35,000 NORIS
• 2022-12-01 Pending — NORIS
• 2022-11-07 Contingent — NORIS
• 2022-10-28 Price Changed $36,900 NORIS
• 2022-10-13 Price Changed $44,900 NORIS
• 2022-09-13 Price Changed $54,900 NORIS
• 2022-08-13 Price Changed $64,900 NORIS
• 2022-07-13 Price Changed $79,900 NORIS
• 2022-07-07 Listed $89,900 NORIS
• 1997-01-03 Sold (Public Records) $20,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,461 · -4.2% YoY. Source: county tax records.