724 Edith Ave · Findlay, OH 45840

$190,000

2 bd · 1.5 ba · 1,225 sqft · SingleFamily public records · 137 Days on market

Built 1958 8,041 sqft lot $155/sqft · 9% below area Est $209k · 9% under

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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 +14.6/30.0
• ARV discount +11.6/15.0
• Schools +4.7/10.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 724 Edith Ave. This home is 3 bedrooms, 1 bathroom that features a Safe Step walk-in tub and fenced in back yard. New flooring in the living room and kitchen. Close to I-75 and shopping centers. This home is a must see! Schedule your showing today!

Key facts

• New flooring
• Close to i-75
• Fenced in back yard

Tags

• FENCED IN BACK YARD
• NEW FLOORING
• CLOSE TO I-75
• CLOSE TO SHOPPING CENTERS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $45 ($543/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 $165k (13.0% below list).
• Recommended offer: $165k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 $6k 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 137 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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 $165k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $165,255 (13.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 0.87% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.02%
• DSCR: 1.05
• GRM: 9.6

CMA / ARV

• ARV (median comp): $208,876
• List price: $190,000
• Delta: -9.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
643 Edith Ave	0.09mi	3/2.0 (+1)	1,212 (-1%)	4mo	$190,000	$157	83
528 Rector Ave	0.28mi	3/2.0 (+1)	1,221 (-0%)	2mo	$188,200	$154	77
405 Clifton Ave	0.45mi	3/1.0 (+1)	1,236 (+1%)	2mo	$162,000	$131	69
2616 Eton Pl	0.47mi	3/1.5 (+1)	1,300 (+6%)	4mo	$215,000	$165	59
245 Edinborough Dr	0.55mi	3/1.0 (+1)	1,275 (+4%)	2mo	$176,900	$139	59
2418 Hollybrook Dr	0.53mi	3/1.5 (+1)	1,136 (-7%)	1mo	$242,000	$213	58
323 W Bigelow Ave	0.65mi	3/1.0 (+1)	1,263 (+3%)	0mo	$170,000	$135	58
2419 Hollybrook Dr	0.50mi	3/1.5 (+1)	1,107 (-10%)	1mo	$255,000	$230	55
120 W Melrose Ave	0.63mi	3/2.0 (+1)	1,284 (+5%)	2mo	$219,900	$171	54
151 Monroe Ave	0.64mi	3/1.0 (+1)	1,152 (-6%)	0mo	$172,500	$150	53
2215 Beecher St	0.56mi	3/2.0 (+1)	1,383 (+13%)	1mo	$254,000	$184	45
145 Madison Ave	0.70mi	3/1.0 (+1)	1,125 (-8%)	4mo	$156,500	$139	44

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: -11.8%
• Equity multiple: 0.56×
• Total profit: $-23,337
• Equity at exit: $28,330

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $3,197
• Equity at exit: $16,428

Cash invested: $53,200 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,653 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$185 /mo · $2,216/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $45

Break-even live

Break-even rent $1,595

Max offer price $190,000

Occupancy floor 92%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 Heartland Ct Findlay, OH	2.0–3.0	2.0–2.5	1455	$2,200	$1.51	23d	12	1.47mi

Listing history 34 events

1. 2026-06-19
   days on market $190,000 Active 137 DOM
2. 2026-06-18
   days on market $190,000 Active 136 DOM
3. 2026-06-17
   days on market $190,000 Active 135 DOM
4. 2026-06-16
   days on market $190,000 Active 134 DOM
5. 2026-06-15
   days on market $190,000 Active 133 DOM
6. 2026-06-14
   days on market $190,000 Active 131 DOM
7. 2026-06-12
   days on market $190,000 Active 130 DOM
8. 2026-06-09
   days on market $190,000 Active 127 DOM
9. 2026-06-08
   days on market $190,000 Active 126 DOM
10. 2026-06-07
    days on market $190,000 Active 125 DOM
11. 2026-06-05
    days on market $190,000 Active 122 DOM
12. 2026-06-02
    days on market $190,000 Active 120 DOM
13. 2026-06-01
    days on market $190,000 Active 119 DOM
14. 2026-05-31
    days on market $190,000 Active 118 DOM
15. 2026-05-30
    days on market $190,000 Active 117 DOM
16. 2026-03-10
    price $190,000 260-char remark

    Show marketing remark (264 chars)

    Welcome to 724 Edith Ave. This home is 3 bedrooms, 1 bathroom that features a Safe Step walk-in tub and fenced in back yard. New flooring in the living room and kitchen. Close to I-75 and shopping centers. This home is a must see! Schedule your showing today!

17. 2026-03-10
    price $190,000 264-char remark

    Show marketing remark (264 chars)

    Welcome to 724 Edith Ave. This home is 3 bedrooms, 1 bathroom that features a Safe Step walk-in tub and fenced in back yard. New flooring in the living room and kitchen. Close to I-75 and shopping centers. This home is a must see! Schedule your showing today!

18. 2026-02-02
    listed $199,000 Active 260-char remark

    Show marketing remark (264 chars)

    Welcome to 724 Edith Ave. This home is 3 bedrooms, 1 bathroom that features a Safe Step walk-in tub and fenced in back yard. New flooring in the living room and kitchen. Close to I-75 and shopping centers. This home is a must see! Schedule your showing today!

19. 2026-02-02
    listed $199,000 Active 264-char remark

    Show marketing remark (264 chars)

    Welcome to 724 Edith Ave. This home is 3 bedrooms, 1 bathroom that features a Safe Step walk-in tub and fenced in back yard. New flooring in the living room and kitchen. Close to I-75 and shopping centers. This home is a must see! Schedule your showing today!

20. 2025-06-23
    status Active
21. 2025-06-23
    status Active
22. 2025-06-23
    historical
23. 2025-05-23
    historical Active Under Contract
24. 2025-05-23
    historical Contingent
25. 2025-01-14
    listed $183,500 Active
26. 2025-01-14
    listed $183,500 Active
27. 2024-05-22
    historical
28. 2024-04-03
    listed $179,900 Active
29. 2024-03-26
    historical
30. 2021-05-27
    soldstatus $165,000
31. 2021-05-25
    soldstatus $165,000
32. 2021-05-24
    price $165,000
33. 2021-04-21
    listed $154,900
34. 1992-06-01
    soldstatus $68,000

ⓘ 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: $2,216 · $185/mo
• Projected year-2 tax: $2,590 · $216/mo
• Expected delta: +$374/yr (+$31/mo · 16.9%)

ⓘ 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 ≥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: $19,831
• − Mortgage interest: −$10,643
• − Property taxes: −$2,216
• − Insurance: −$950
• − Repairs & maintenance: −$1,586
• − Management: −$1,586
• − Depreciation: −$5,527
• Taxable loss: −$2,679
• Est. tax savings @ 24.0%: +$643
• After-tax cash flow: $1,186/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

• 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

+179.4% since first listed

19 events — show timeline

• 2026-03-10 Price Changed $190,000 WCARE
• 2026-03-10 Price Changed $190,000 NORIS
• 2026-02-02 Listed $199,000 WCARE
• 2026-02-02 Listed $199,000 NORIS
• 2025-06-23 Relisted — WCARE
• 2025-06-23 Relisted — NORIS
• 2025-06-23 Listing Removed — NORIS
• 2025-05-23 Contingent — WCARE
• 2025-05-23 Contingent — NORIS
• 2025-01-14 Listed $183,500 WCARE
• 2025-01-14 Listed $183,500 NORIS
• 2024-05-22 Listing Removed — NORIS
• 2024-04-03 Listed $179,900 NORIS
• 2024-03-26 Coming Soon — NORIS
• 2021-05-27 Sold (Public Records) $165,000 Public Records
• 2021-05-25 Sold (MLS) $165,000 NORIS
• 2021-05-24 Price Changed $165,000 NORIS
• 2021-04-21 Listed $154,900 NORIS
• 1992-06-01 Sold (Public Records) $68,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,216 · +14.8% YoY. Source: county tax records.