1730 Park St · Findlay, OH 45840

$154,900

3 bd · 1.5 ba · 1,025 sqft · SingleFamily public records · 29 Days on market

Built 1955 0.28 ac lot $151/sqft · 10% below area Est $173k · 10% 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 +25.1/30.0
• ARV discount +12.2/15.0
• DSCR +8.2/10.0
• 1% rule +5.8/10.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained home located close to downtown! Enjoy the attached garage perfect for those cold winter months or even more storage. Large back yard. Realtor related to seller.

Key facts

• Attached garage
• Large back yard
• 0.28 acre lot

Tags

• ATTACHED GARAGE
• LARGE BACK YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 5.0% in Findlay — 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 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.
• Market conditions: Rents rising fast (+5.7%/yr); 219 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $55k; list at $155k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $152,576 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 1.08% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.49%
• DSCR: 1.42
• GRM: 7.7

CMA / ARV

• ARV (median comp): $173,069
• List price: $154,900
• Delta: -10.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 E Pearl St	0.03mi	3/1.0	925 (-10%)	0mo	$132,000	$143	80
731 5th St	0.40mi	3/1.5	1,104 (+8%)	2mo	$180,000	$163	66
423 1st St	0.68mi	3/1.5	1,063 (+4%)	2mo	$205,000	$193	60
532 3rd St St	0.54mi	3/2.0	1,052 (+3%)	10mo	$185,000	$176	60
1201 S Blanchard St	0.53mi	2/1.0 (-1)	1,008 (-2%)	10mo	$170,000	$169	57
1304 Douglas Pkwy	0.56mi	2/1.0 (-1)	1,092 (+6%)	3mo	$155,000	$142	53
1215 S Blanchard St	0.50mi	3/1.0	1,152 (+12%)	1mo	$172,000	$149	53
420 3rd St	0.53mi	2/1.0 (-1)	1,032 (+1%)	21mo	$175,000	$170	50
424 3rd St	0.52mi	3/1.5	1,166 (+14%)	7mo	$195,000	$167	47
1305 Park St	0.40mi	4/2.0 (+1)	1,110 (+8%)	18mo	$182,500	$164	46
125 E Wallace St	0.27mi	2/1.0 (-1)	892 (-13%)	20mo	$25,000	$28	42
1601 Westview Dr	0.59mi	3/2.0	1,176 (+15%)	21mo	$210,000	$179	28

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,339
• Equity at exit: $23,096

10-year hold

• IRR: 12.8%
• Equity multiple: 2.13×
• Total profit: $49,208
• Equity at exit: $13,393

Cash invested: $43,372 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,670 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$99 /mo · $1,188/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $343

Break-even live

Break-even rent $1,235

Max offer price $154,900

Occupancy floor 74%

Sensitivity live

Price	-10% $431	-5% $387	+0% $343	+5% $299	+10% $255
Rent	-10% $211	-5% $277	+0% $343	+5% $409	+10% $475
Rate	-1.0pp $421	-0.5pp $382	base $343	+0.5pp $303	+1.0pp $262

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 South St Findlay, OH	3.0	1.0	1351	$1,700	$1.26	44d	1	1.20mi

Listing history 8 events

1. 2026-05-11
   price $154,900 176-char remark

   Show marketing remark (176 chars)

   Well maintained home located close to downtown! Enjoy the attached garage perfect for those cold winter months or even more storage. Large back yard. Realtor related to seller.

2. 2026-05-01
   price $157,900 176-char remark

   Show marketing remark (176 chars)

   Well maintained home located close to downtown! Enjoy the attached garage perfect for those cold winter months or even more storage. Large back yard. Realtor related to seller.

3. 2026-04-20
   listed $159,900 Active 176-char remark

   Show marketing remark (176 chars)

   Well maintained home located close to downtown! Enjoy the attached garage perfect for those cold winter months or even more storage. Large back yard. Realtor related to seller.

4. 2017-01-11
   soldstatus $54,700
5. 2017-01-04
   soldstatus $54,700 337-char remark

   Show marketing remark (337 chars)

   ERA GEYER NOAKES REALTY GROUP LISTING! Handyman Special! This 3 bedroom ranch offers many possibilities. Needs work. Would be great as a flip or rental. Come take a look! Nice lot. 1 1/2 car detached garage with covered patio. Some new windows, furnace and A/C new in 2012. Not in flood zone! Contact Patsy Toll at 419-421-7560

6. 2017-01-04
   soldstatus $54,700

   Show marketing remark (337 chars)

   ERA GEYER NOAKES REALTY GROUP LISTING! Handyman Special! This 3 bedroom ranch offers many possibilities. Needs work. Would be great as a flip or rental. Come take a look! Nice lot. 1 1/2 car detached garage with covered patio. Some new windows, furnace and A/C new in 2012. Not in flood zone! Contact Patsy Toll at 419-421-7560

7. 2016-12-21
   listed $54,700 337-char remark

   Show marketing remark (337 chars)

   ERA GEYER NOAKES REALTY GROUP LISTING! Handyman Special! This 3 bedroom ranch offers many possibilities. Needs work. Would be great as a flip or rental. Come take a look! Nice lot. 1 1/2 car detached garage with covered patio. Some new windows, furnace and A/C new in 2012. Not in flood zone! Contact Patsy Toll at 419-421-7560

8. 2016-12-21
   listed $59,900

   Show marketing remark (337 chars)

   ERA GEYER NOAKES REALTY GROUP LISTING! Handyman Special! This 3 bedroom ranch offers many possibilities. Needs work. Would be great as a flip or rental. Come take a look! Nice lot. 1 1/2 car detached garage with covered patio. Some new windows, furnace and A/C new in 2012. Not in flood zone! Contact Patsy Toll at 419-421-7560

ⓘ 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: $1,188 · $99/mo
• Projected year-2 tax: $1,802 · $150/mo
• Expected delta: +$614/yr (+$51/mo · 51.7%)

ⓘ 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: $20,034
• − Mortgage interest: −$8,677
• − Property taxes: −$1,188
• − Insurance: −$774
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$4,506
• Taxable income: $1,683
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $3,713/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

+183.2% since first listed

8 events — show timeline

• 2026-05-11 Price Changed $154,900 NORIS
• 2026-05-01 Price Changed $157,900 NORIS
• 2026-04-20 Listed $159,900 NORIS
• 2017-01-11 Sold (Public Records) $54,700 Public Records
• 2017-01-04 Sold (MLS) $54,700 NORIS
• 2017-01-04 Sold (MLS) $54,700 NORIS
• 2016-12-21 Listed $59,900 NORIS
• 2016-12-21 Listed $54,700 NORIS

Property tax history

+2.7%/yr

Latest (2025): $1,188 · +3.9% YoY. Source: county tax records.