430 S Sandusky Ave · Upper Sandusky, OH 43351

$135,000

4 bd · 1.5 ba · 2,188 sqft · SingleFamily public records · 425 Days on market

Built 1900 8,995 sqft lot $62/sqft · 33% below area Est $202k · 33% 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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• Appreciation +6.4/10.0
• Schools +5.2/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautiful Woodwork throughout the home. Stain glass windows in the Family room. Lots of room. Front and back stairs. Walk up attice. Attached 2 car garage. Case #412-475940. Being sold "AS IS".

Key facts

• 8,995 sq ft lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-14 ($-172/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (17.6% below list).
• Recommended offer: $111k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.4% in Upper Sandusky — 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 75/100 on livability (#248 in OH, #3,965 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Upper Sandusky Exempted Village (town): math 60% / reading 64% proficiency, ranked #268 of 656 in OH (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 40 active listings in the ZIP; 20 units permitted in Wyandot County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($933 loan paydown + $4k appreciation (2.9% local appreciation)).
• Wyandot County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 425 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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 $34k; list at $135k implies a 297% 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 $111,181 (17.6% 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. It's been on market 425 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.82% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 10.1

CMA / ARV

• ARV (median comp): $202,421
• List price: $135,000
• Delta: -33.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
333 N 5th St	0.64mi	4/2.0	2,224 (+2%)	2mo	$159,900	$72	63
201 E Johnson St	0.28mi	4/1.5	2,073 (-5%)	23mo	$185,000	$89	59
417 N 8th St	0.70mi	4/2.0	2,072 (-5%)	8mo	$140,000	$68	50
214 S 4th St	0.28mi	3/2.0 (-1)	1,940 (-11%)	20mo	$217,000	$112	44
420 N 4th St	0.72mi	3/2.0 (-1)	2,278 (+4%)	12mo	$80,000	$35	43
222 E Bigelow St	0.68mi	4/1.0	1,892 (-14%)	8mo	$140,000	$74	37
436 N Sandusky Ave	0.75mi	3/1.5 (-1)	2,013 (-8%)	20mo	$185,000	$92	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.38×
• Total profit: $14,345
• Equity at exit: $59,641

10-year hold

• IRR: 9.6%
• Equity multiple: 2.42×
• Total profit: $53,602
• Equity at exit: $91,098

Cash invested: $37,800 (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 43351

• Home prices YoY: 0.8%
• Active inventory: 40
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,112 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$128 /mo · $1,541/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-14

Break-even live

Break-even rent $1,130

Max offer price $132,469

Occupancy floor 96%

Sensitivity live

Price	-10% $62	-5% $24	+0% $-14	+5% $-53	+10% $-91
Rent	-10% $-102	-5% $-58	+0% $-14	+5% $30	+10% $74
Rate	-1.0pp $54	-0.5pp $20	base $-14	+0.5pp $-49	+1.0pp $-85

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $135,000 Active 425 DOM
2. 2026-06-18
   days on market $135,000 Active 423 DOM
3. 2026-06-17
   days on market $135,000 Active 422 DOM
4. 2026-06-16
   days on market $135,000 Active 421 DOM
5. 2026-06-15
   days on market $135,000 Active 420 DOM
6. 2026-06-13
   days on market $135,000 Active 418 DOM
7. 2026-06-12
   days on market $135,000 Active 417 DOM
8. 2026-06-09
   days on market $135,000 Active 414 DOM
9. 2026-06-08
   days on market $135,000 Active 413 DOM
10. 2026-06-08
    days on market $135,000 Active 412 DOM
11. 2026-06-04
    days on market $135,000 Active 408 DOM
12. 2026-06-02
    days on market $135,000 Active 407 DOM
13. 2026-06-01
    days on market $135,000 Active 406 DOM
14. 2026-05-31
    days on market $135,000 Active 405 DOM
15. 2025-10-13
    price $34,000 206-char remark

    Show marketing remark (206 chars)

    Beautiful Woodwork throughout the home. Stain glass windows in the Family room. Lots of room. Front and back stairs. Walk up attice. Attached 2 car garage. Case #412-475940. Being sold "AS IS".

16. 2025-04-21
    listed $135,000 Active 487-char remark

    Show marketing remark (487 chars)

    Finding the perfect home is a journey that combines excitement and careful consideration. If you're looking for a property near downtown that offers both immediate comfort and the potential for enhancement, you're in luck. Explore the benefits and possibilities of investing in a home with room to improve. A great home near downtown with room to improve offers the perfect blend of convenience, potential, and opportunity. Schedule your showing by calling you real estate professional.

17. 2011-09-16
    soldstatus $34,000 206-char remark

    Show marketing remark (206 chars)

    Beautiful Woodwork throughout the home. Stain glass windows in the Family room. Lots of room. Front and back stairs. Walk up attice. Attached 2 car garage. Case #412-475940. Being sold "AS IS".

18. 2011-08-10
    listed $35,000 206-char remark

    Show marketing remark (206 chars)

    Beautiful Woodwork throughout the home. Stain glass windows in the Family room. Lots of room. Front and back stairs. Walk up attice. Attached 2 car garage. Case #412-475940. Being sold "AS IS".

19. 2002-02-20
    soldstatus $112,500

ⓘ 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: $1,541 · $128/mo
• Projected year-2 tax: $1,824 · $152/mo
• Expected delta: +$282/yr (+$24/mo · 18.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,342
• − Mortgage interest: −$7,562
• − Property taxes: −$1,541
• − Insurance: −$675
• − Repairs & maintenance: −$1,067
• − Management: −$1,067
• − Depreciation: −$3,927
• Taxable loss: −$2,499
• Est. tax savings @ 24.0%: +$600
• After-tax cash flow: $428/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: Upper Sandusky Exempted Village
• NCES district ID: 3910024
• Math proficiency: 60% ▼ -7.00%
• Reading proficiency: 64% ▼ -7.00%
• Median HH income: $44,745
• Composite: 52.22/100
• National rank: #1603
• State rank: #268 of 656 in OH

Livability — Upper Sandusky

• Score: 75/100
• State rank: #248
• US rank: #3965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Upper Sandusky, OH
• County: Wyandot · 23,050 people
• Population (ZIP): 10,568
• Household income: $71,748
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 3.6

Population outlook (Wyandot County) Hauer SSP2

• Today (2025): 21,485 people
• By 2030: 20,883 · -2.8%
• By 2040: 19,425 · -9.6%
• By 2050: 17,815 · -17.1%
• By 2075: 14,208 · -33.9%
• By 2100: 10,744 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Serbian 5% Slovak 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Wyandot

• 2024 margin: Solid R (+51.2) · D 24.0% · R 75.2%
• 2008→2024 swing: -34.7pp toward R · 2008: -16.5pp · 2024: -51.2pp
• All cycles: 2024: R+51.2 2020: R+50.3 2016: R+46.8 2012: R+20.4 2008: R+16.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.86%
• Current HPI: 343.75
• 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

-69.8% since first listed

5 events — show timeline

• 2025-10-13 Price Changed $34,000 NORIS
• 2025-04-21 Listed $135,000 NORIS
• 2011-09-16 Sold (MLS) $34,000 NORIS
• 2011-08-10 Listed $35,000 NORIS
• 2002-02-20 Sold (Public Records) $112,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,541 · +14.8% YoY. Source: county tax records.