66 N Sandusky St · Tiffin, OH 44883

$124,900

3 bd · 1.0 ba · 1,572 sqft · SingleFamily public records · 86 Days on market

Built 1900 5,750 sqft lot $79/sqft · 9% below area Est $138k · 9% under

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Why this score? — see what drove the C 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 +20.6/30.0
• ARV discount +11.7/15.0
• DSCR +6.5/10.0
• 1% rule +4.9/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Victorian-style home offering 3 bedrooms, 1 full bath, and 1,572 sq ft of character and potential. Spacious living room with decorative fireplace and abundant natural light. Most first-floor windows are replacements, while upstairs features original hardwood floors. Full basement and hot water boiler heat. Exterior includes off-street parking. Home needs updating; perfect opportunity to restore and make it your own!

Key facts

• Decorative fireplace
• Victorian-style home
• Natural light

Tags

• VICTORIAN-STYLE HOME
• DECORATIVE FIREPLACE
• NATURAL LIGHT
• ORIGINAL HARDWOOD FLOORS
• FULL BASEMENT
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $166 ($2k/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 $124k (0.7% below list).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.7% in Tiffin — 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 (#88 in OH, #1,313 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime C-, employment D, commute F.
• Tiffin City (town): math 49% / reading 60% proficiency, ranked #393 of 656 in OH (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 65 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 45 units permitted in Seneca County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Seneca 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 86 days — a 6% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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: 0.99% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 8.4

CMA / ARV

• ARV (median comp): $137,913
• List price: $124,900
• Delta: 1.44%
• 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
336 Water St	0.40mi	3/1.0	1,596 (+2%)	5mo	$75,000	$47	75
190 Hall St	0.21mi	2/1.0 (-1)	1,456 (-7%)	4mo	$129,900	$89	70
215 Hudson St	0.19mi	3/2.0	1,739 (+11%)	8mo	$195,000	$112	63
217 E Market St	0.64mi	3/1.0	1,516 (-4%)	8mo	$115,000	$76	58
311 W Perry St	0.71mi	3/2.0	1,512 (-4%)	2mo	$195,000	$129	55
239 4th Ave	0.63mi	3/1.5	1,452 (-8%)	3mo	$145,000	$100	54
94 Liberty St	0.56mi	3/1.0	1,416 (-10%)	6mo	$83,055	$59	52
335 Benner St	0.68mi	3/2.0	1,440 (-8%)	2mo	$237,000	$165	49
116 Grand Ave	0.67mi	3/2.0	1,413 (-10%)	0mo	$164,000	$116	48
277 W Perry St	0.66mi	4/2.0 (+1)	1,707 (+9%)	0mo	$143,000	$84	46
103 Clinton Ave	0.58mi	3/1.5	1,760 (+12%)	7mo	$178,000	$101	45
59 Tomb St	0.64mi	2/1.0 (-1)	1,352 (-14%)	10mo	$130,000	$96	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-9,654
• Equity at exit: $18,623

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $5,190
• Equity at exit: $10,799

Cash invested: $34,972 (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 44883

• Active inventory: 65
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$106 /mo · $1,277/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $166

Break-even live

Break-even rent $1,030

Max offer price $124,900

Occupancy floor 82%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
639 W Market St Tiffin, OH	1.0–3.0	1.0–1.5	864	$1,233	$1.43	20d	1	1.30mi

Listing history 19 events

1. 2026-06-19
   days on market $124,900 Active 86 DOM
2. 2026-06-18
   days on market $124,900 Active 85 DOM
3. 2026-06-18
   price $124,900 Active 84 DOM
4. 2026-06-17
   status $139,900 Active 84 DOM
5. 2026-06-17
   days on market $139,900 Contingent 84 DOM
6. 2026-06-16
   days on market $139,900 Contingent 83 DOM
7. 2026-06-15
   days on market $139,900 Contingent 82 DOM
8. 2026-06-14
   days on market $139,900 Contingent 80 DOM
9. 2026-06-12
   days on market $139,900 Contingent 79 DOM
10. 2026-06-09
    days on market $139,900 Contingent 76 DOM
11. 2026-06-08
    days on market $139,900 Contingent 75 DOM
12. 2026-06-07
    days on market $139,900 Contingent 74 DOM
13. 2026-06-03
    days on market $139,900 Contingent 70 DOM
14. 2026-06-02
    days on market $139,900 Contingent 69 DOM
15. 2026-06-01
    days on market $139,900 Contingent 68 DOM
16. 2026-05-31
    days on market $139,900 Contingent 67 DOM
17. 2026-05-30
    days on market $139,900 Contingent 66 DOM
18. 2026-03-25
    listed $139,900 Active 428-char remark

    Show marketing remark (428 chars)

    Charming Victorian-style home offering 3 bedrooms, 1 full bath, and 1,572 sq ft of character and potential. Spacious living room with decorative fireplace and abundant natural light. Most first-floor windows are replacements, while upstairs features original hardwood floors. Full basement and hot water boiler heat. Exterior includes off-street parking. Home needs updating; perfect opportunity to restore and make it your own!

19. 2026-03-25
    listed $139,900 Active 428-char remark

    Show marketing remark (428 chars)

    Charming Victorian-style home offering 3 bedrooms, 1 full bath, and 1,572 sq ft of character and potential. Spacious living room with decorative fireplace and abundant natural light. Most first-floor windows are replacements, while upstairs features original hardwood floors. Full basement and hot water boiler heat. Exterior includes off-street parking. Home needs updating; perfect opportunity to restore and make it your own!

ⓘ 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: $1,277 · $106/mo
• Projected year-2 tax: $1,613 · $134/mo
• Expected delta: +$336/yr (+$28/mo · 26.3%)

ⓘ 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: $14,884
• − Mortgage interest: −$6,996
• − Property taxes: −$1,277
• − Insurance: −$624
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$3,633
• Taxable loss: −$29
• Est. tax savings @ 24.0%: +$7
• After-tax cash flow: $2,004/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: Tiffin City
• NCES district ID: 3904489
• Math proficiency: 49% ▼ -17.00%
• Reading proficiency: 60% ▼ -7.00%
• Median HH income: $39,074
• Composite: 45.43/100
• National rank: #2621
• State rank: #393 of 656 in OH

Livability — Tiffin

• Score: 81/100
• State rank: #88
• US rank: #1313

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tiffin, OH
• County: Seneca County · 28,102 people
• City population: 28,102
• Metro: Tiffin, OH
• Population (ZIP): 28,102
• Household income: $62,692
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 772.0

Population outlook (Seneca County) Hauer SSP2

• Today (2025): 54,243 people
• By 2030: 52,947 · -2.4%
• By 2040: 49,842 · -8.1%
• By 2050: 46,689 · -13.9%
• By 2075: 39,889 · -26.5%
• By 2100: 32,155 · -40.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 3% Black 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Seneca

• 2024 margin: Solid R (+37.5) · D 30.7% · R 68.2% · Other 1.0%
• 2008→2024 swing: -34.8pp toward R · 2008: -2.7pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+34.2 2016: R+31.2 2012: R+8.4 2008: R+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -186.24%
• Current HPI: 215.4289
• Rent YoY: —
• Metro: Tiffin, 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

+0.0% since first listed

2 events — show timeline

• 2026-03-25 Listed $139,900 FAOR
• 2026-03-25 Listed $139,900 NORIS

Property tax history

+2.7%/yr

Latest (2025): $1,277 · +0.4% YoY. Source: county tax records.