308 Garfield Ave · Findlay, OH 45840

$180,000

3 bd · 1.0 ba · 1,236 sqft · SingleFamily public records · 18 Days on market

Built 1900 6,700 sqft lot Est $185k · at est.

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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 +13.1/30.0
• ARV discount +8.8/15.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Rent growth +3.9/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained 3 bedroom home. Deck overlooking nice fenced back yard. Newer detached 2 car garage. All kitchen appliances stay including washer & dryer. Newer paint and flooring through out the house.

Key facts

• 6,700 sq ft lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Electricity connected; Natural gas available; Public water; Public sewer
• Home design: Single-family house; Two levels; No attached units; No common walls; Entry on main level
• Construction: Aluminum and wood siding; Block foundation
• Exterior features: Deck; Front porch; Shingle roof

Interior

• Kitchen: Kitchen on main level (15 x 17)
• Bedrooms: Upper-level bedroom (8 x 14); Upper-level bedroom (11 x 18)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Bay windows; Basement; Total of 6 rooms; Other interior features
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-7 ($-78/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $143k (20.7% below list).
• Recommended offer: $143k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 5.0% in Findlay — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 81/100 on livability (#98 in OH, #1,496 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, commute F.
• Findlay City (town): math 56% / reading 56% proficiency, ranked #357 of 656 in OH (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Jefferson Primary School (393 students, 34% FRL); Donnell Middle School (math 57% / reading 54%, grade B-, #321 of 654 statewide, top 51%, 523 students, 41% FRL); Findlay High School (math 51% / reading 60%, grade C, #296 of 781 statewide, top 39%, 1,915 students, 31% FRL) — zoned schools at 35% FRL track the district average.
• Market conditions: Rents rising fast (+5.7%/yr); 219 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 257 units permitted in Hancock County in 2024 (150 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.
• Hancock County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask is 112% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $75k; list at $180k implies a 140% 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 $142,681 (20.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $185,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Midland Ave	0.22mi	3/2.0	1,246 (+1%)	2mo	$248,150	$199	83
204 Laquineo St	0.19mi	2/1.0 (-1)	1,248 (+1%)	3mo	$90,000	$72	82
304 Garfield Ave	0.01mi	3/1.0	1,096 (-11%)	0mo	$159,500	$146	80
716 Winfield Ave	0.58mi	3/1.0	1,236 (0%)	2mo	$180,500	$146	72
214 Walnut St	0.58mi	3/1.0	1,248 (+1%)	0mo	$192,900	$155	71
1825 Pershing St	0.53mi	3/1.5	1,234 (-0%)	5mo	$204,000	$165	69
405 Clifton Ave	0.74mi	3/1.0	1,236 (0%)	2mo	$162,000	$131	64
151 Monroe Ave	0.56mi	3/1.0	1,152 (-7%)	0mo	$172,500	$150	62
207 Ash Ave	0.41mi	2/1.5 (-1)	1,156 (-6%)	2mo	$179,900	$156	61
145 Madison Ave	0.50mi	3/1.0	1,125 (-9%)	4mo	$156,500	$139	59
700 Charles Ave	0.72mi	3/1.5	1,256 (+2%)	4mo	$182,000	$145	58
2100 Candlewick Dr	0.70mi	3/2.0	1,218 (-2%)	4mo	$195,275	$160	58

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 · 5.68% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.49×
• Total profit: $-25,678
• Equity at exit: $26,839

10-year hold

• IRR: -1.6%
• Equity multiple: 0.88×
• Total profit: $-5,955
• Equity at exit: $15,563

Cash invested: $50,400 (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 45840

• Rents YoY: 5.7%
• Active inventory: 219
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,427 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$115 /mo · $1,377/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $-7

Break-even live

Break-even rent $1,435

Max offer price $178,850

Occupancy floor 95%

Sensitivity live

Price	-10% $95	-5% $44	+0% $-7	+5% $-57	+10% $-108
Rent	-10% $-119	-5% $-63	+0% $-7	+5% $50	+10% $106
Rate	-1.0pp $84	-0.5pp $39	base $-7	+0.5pp $-53	+1.0pp $-101

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2070 Breckenridge Rd Findlay, OH	2.0	1.0	810	$1,060	$1.31	24d	3	1.06mi
1231 Crystal Glen Blvd Findlay, OH	1.0–2.0	1.0–1.5	753	$1,110	$1.47	15d	13	1.14mi
606 South St Findlay, OH	3.0	1.0	1351	$1,700	$1.26	45d	1	1.34mi

Listing history 13 events

1. 2026-06-19
   days on market $180,000 Coming Soon 18 DOM
2. 2026-06-18
   days on market $180,000 Coming Soon 17 DOM
3. 2026-06-17
   days on market $180,000 Coming Soon 16 DOM
4. 2026-06-16
   days on market $180,000 Coming Soon 15 DOM
5. 2026-06-15
   days on market $180,000 Coming Soon 14 DOM
6. 2026-06-14
   days on market $180,000 Coming Soon 12 DOM
7. 2026-06-12
   days on market $180,000 Coming Soon 11 DOM
8. 2026-06-09
   days on market $180,000 Coming Soon 8 DOM
9. 2026-06-08
   days on market $180,000 Coming Soon 7 DOM
10. 2026-06-07
    days on market $180,000 Coming Soon 6 DOM
11. 2026-06-05
    days on market $180,000 Coming Soon 3 DOM
12. 2026-06-02
    remarks 693-char remark
13. 2026-06-02
    listed $180,000 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: $1,377 · $115/mo
• Projected year-2 tax: $2,093 · $174/mo
• Expected delta: +$715/yr (+$60/mo · 52.0%)

ⓘ 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 ≥98°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: $17,122
• − Mortgage interest: −$10,083
• − Property taxes: −$1,377
• − Insurance: −$900
• − Repairs & maintenance: −$1,370
• − Management: −$1,370
• − Depreciation: −$5,236
• Taxable loss: −$3,214
• Est. tax savings @ 24.0%: +$771
• After-tax cash flow: $693/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: Findlay City
• NCES district ID: 3910000
• Math proficiency: 56% ▼ -11.00%
• Reading proficiency: 56% ▼ -9.00%
• Median HH income: $45,261
• Composite: 47.31/100
• National rank: #2300
• State rank: #357 of 656 in OH

Livability — Findlay

• Score: 81/100
• State rank: #98
• US rank: #1496

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Findlay, OH
• County: Hancock County · 54,559 people
• City population: 54,559
• Metro: Findlay, OH
• Population (ZIP): 54,559
• Household income: $68,083
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1540.0

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 77,526 people
• By 2030: 77,777 · +0.3%
• By 2040: 76,976 · -0.7%
• By 2050: 74,479 · -3.9%
• By 2075: 65,741 · -15.2%
• By 2100: 52,942 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 5% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1% Arabic 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+38.4) · D 30.2% · R 68.7% · Other 1.1%
• 2008→2024 swing: -15.3pp toward R · 2008: -23.1pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+37.5 2016: R+40.8 2012: R+28.3 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -250.43%
• Current HPI: 194.9132
• Rent YoY: ▲ 5.68%
• Metro: Findlay, OH
• 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

+112.0% since first listed

8 events — show timeline

• 2026-06-02 Coming Soon $180,000 NORIS
• 2010-05-31 Listing Removed — NORIS
• 2010-04-15 Sold (Public Records) $75,000 Public Records
• 2010-04-09 Sold (MLS) $75,000 NORIS
• 2010-04-09 Sold (MLS) $75,000 NORIS
• 2009-11-03 Listed $84,900 NORIS
• 2009-11-03 Listed $75,000 NORIS
• 2009-11-03 Listed $84,900 NORIS

Property tax history

+2.5%/yr

Latest (2025): $1,377 · -6.3% YoY. Source: county tax records.