5598 Arrowsmith Rd · Hicksville, OH 43526

$99,900

3 bd · 2.0 ba · 1,560 sqft · Manufactured public records · 13 Days on market

Built 1968 1.69 ac lot $64/sqft · 66% below area

---

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 +27.6/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +5.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very private setting! Property offers 3-4 bedroom home nestled in the woods on 1.693 acres. Large family room has nice laminate flooring and kitchen features tiled floor and very nice cabinetry. Frontdeck overlooks pond and is great space much needed R&R. Remarkable value in a country home! Call for your appointment today!

Key facts

• 1.69 acre lot
• 3 parking spots
• Built 1968

Property features AI

Exterior

• Parking: Gravel parking, space for 3 vehicles
• Utilities: Propane available; Septic tank; Well water; Sewer connected; Water connected
• Home design: Single-family residence; One level (single-story); Not attached to other units; No common walls
• Construction: Vinyl siding; Crawl space foundation; Shingle roof; Built and recorded in public records
• Exterior features: Deck; Barn(s)

Interior

• Kitchen: Kitchen on the main level (11 x 14)
• Bedrooms: Bedroom 2 on the main level (12 x 10); Bedroom 3 on the main level (9 x 10); Bedroom 4 on the main level (10 x 11)
• Flooring: Combination
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Propane heating available
• Interior features: Combination flooring throughout; Total of 7 rooms
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 73/100 on livability (#335 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Central Local (rural): math 66% / reading 66% proficiency, ranked #195 of 656 in OH (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Fairview Elementary School (math 69% / reading 63%, grade B+, #505 of 1,584 statewide, top 32%, 432 students, 39% FRL); Fairview Middle School (math 68% / reading 67%, grade A-, #161 of 654 statewide, top 25%, 222 students, 0% FRL); Fairview High School (math 52% / reading 67%, grade C+, #243 of 781 statewide, top 33%, 261 students, 64% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 27 active listings in the ZIP; 41 units permitted in Defiance County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Defiance County population projected at -16% 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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 $77k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1968 — 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 A-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: 1.19% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.84%
• DSCR: 1.57
• GRM: 7.0

CMA / ARV

• ARV (median comp): $290,776
• List price: $99,900
• Delta: -65.64%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.7%
• Equity multiple: 1.10×
• Total profit: $2,864
• Equity at exit: $14,895

10-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $26,988
• Equity at exit: $8,638

Cash invested: $27,972 (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 43526

• Home prices YoY: -13.9%
• Active inventory: 27
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,187 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$73 /mo · $874/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $299

Break-even live

Break-even rent $808

Max offer price $99,900

Occupancy floor 70%

Sensitivity live

Price	-10% $356	-5% $328	+0% $299	+5% $271	+10% $243
Rent	-10% $206	-5% $252	+0% $299	+5% $346	+10% $393
Rate	-1.0pp $350	-0.5pp $325	base $299	+0.5pp $273	+1.0pp $247

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-12
   listed $99,900 Active 417-char remark
2. 2025-10-13
   price $43,000 328-char remark

   Show marketing remark (328 chars)

   Very private setting! Property offers 3-4 bedroom home nestled in the woods on 1.693 acres. Large family room has nice laminate flooring and kitchen features tiled floor and very nice cabinetry. Frontdeck overlooks pond and is great space much needed R&R. Remarkable value in a country home! Call for your appointment today!

3. 2025-10-09
   price $78,000

   Show marketing remark (309 chars)

   This home has a very private setting with a pond in the front yard and a wooded area behind the home. An 8'x10' deck, out through the patio door, looks out on a wooded area. A 28'x18' building withelectricity and a cement floor provide storage and a work area. A 12'x12' deck looks out over the pond area.

4. 2024-08-30
   soldstatus $77,000
5. 2009-09-24
   soldstatus $43,000 328-char remark

   Show marketing remark (328 chars)

   Very private setting! Property offers 3-4 bedroom home nestled in the woods on 1.693 acres. Large family room has nice laminate flooring and kitchen features tiled floor and very nice cabinetry. Frontdeck overlooks pond and is great space much needed R&R. Remarkable value in a country home! Call for your appointment today!

6. 2009-08-20
   listed $49,900 328-char remark

   Show marketing remark (328 chars)

   Very private setting! Property offers 3-4 bedroom home nestled in the woods on 1.693 acres. Large family room has nice laminate flooring and kitchen features tiled floor and very nice cabinetry. Frontdeck overlooks pond and is great space much needed R&R. Remarkable value in a country home! Call for your appointment today!

7. 2009-08-15
   historical
8. 2009-05-04
   listed $61,500
9. 2006-05-01
   soldstatus $78,000

   Show marketing remark (309 chars)

   This home has a very private setting with a pond in the front yard and a wooded area behind the home. An 8'x10' deck, out through the patio door, looks out on a wooded area. A 28'x18' building withelectricity and a cement floor provide storage and a work area. A 12'x12' deck looks out over the pond area.

10. 2006-04-19
    price $79,900

    Show marketing remark (309 chars)

    This home has a very private setting with a pond in the front yard and a wooded area behind the home. An 8'x10' deck, out through the patio door, looks out on a wooded area. A 28'x18' building withelectricity and a cement floor provide storage and a work area. A 12'x12' deck looks out over the pond area.

11. 2006-02-20
    listed $79,900

    Show marketing remark (309 chars)

    This home has a very private setting with a pond in the front yard and a wooded area behind the home. An 8'x10' deck, out through the patio door, looks out on a wooded area. A 28'x18' building withelectricity and a cement floor provide storage and a work area. A 12'x12' deck looks out over the pond area.

ⓘ 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: $874 · $73/mo
• Projected year-2 tax: $1,216 · $101/mo
• Expected delta: +$342/yr (+$29/mo · 39.2%)

ⓘ 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 ≥100°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: $14,244
• − Mortgage interest: −$5,596
• − Property taxes: −$874
• − Insurance: −$500
• − Repairs & maintenance: −$1,139
• − Management: −$1,139
• − Depreciation: −$2,906
• Taxable income: $2,089
• Est. tax owed @ 24.0%: −$501
• After-tax cash flow: $3,091/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: Central Local
• NCES district ID: 3904671
• Math proficiency: 66% ▼ -12.00%
• Reading proficiency: 66% ▼ -9.00%
• Median HH income: $52,402
• Composite: 56.29/100
• National rank: #1169
• State rank: #195 of 656 in OH

Livability — Hicksville

• Score: 73/100
• State rank: #335
• US rank: #5490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Defiance · 37,898 people
• Population (ZIP): 6,270
• Household income: $66,688
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 9.4

Population outlook (Defiance County) Hauer SSP2

• Today (2025): 37,051 people
• By 2030: 36,013 · -2.8%
• By 2040: 33,583 · -9.4%
• By 2050: 31,309 · -15.5%
• By 2075: 26,980 · -27.2%
• By 2100: 23,416 · -36.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 4% Lithuanian 3% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 88% English-only · German/W. Germanic 7% Spanish 5%

Political lean MEDSL · Defiance

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -29.4pp toward R · 2008: -10.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+36.4 2016: R+34.8 2012: R+14.1 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.40%
• Current HPI: 224.9764
• 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

+25.0% since first listed

13 events — show timeline

• 2026-05-25 Pending — NORIS
• 2026-05-12 Listed $99,900 NORIS
• 2025-10-13 Price Changed $43,000 NORIS
• 2025-10-09 Price Changed $78,000 NORIS
• 2024-08-30 Sold (Public Records) $77,000 Public Records
• 2009-09-24 Sold (MLS) $43,000 NORIS
• 2009-09-17 Price Changed $49,900 NORIS
• 2009-08-20 Listed $49,900 NORIS
• 2009-08-15 Listing Removed — NORIS
• 2009-05-04 Listed $61,500 NORIS
• 2006-05-01 Sold (MLS) $78,000 NORIS
• 2006-04-19 Price Changed $79,900 NORIS
• 2006-02-20 Listed $79,900 NORIS

Property tax history

+3.7%/yr

Latest (2025): $874 · +1.3% YoY. Source: county tax records.