612 2nd St · Fremont, OH 43420

$148,333

3 bd · 2.0 ba · 1,322 sqft · SingleFamily public records · 73 Days on market

Built 1994 5,750 sqft lot $112/sqft · 8% above area Est $145k · at est.

---

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 +22.3/30.0
• DSCR +7.1/10.0
• ARV discount +6.3/15.0
• 1% rule +5.1/10.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price reduced for sale! A brand-new gutter system has been installed on the property, along with a carport built with the appropriate city permits. This is a fully renovated single-family homefrom the roof down to the basement! Enjoy the comfort of a new A/C system and a high-efficiency gas furnace, ensuring your comfort year-round. The kitchen is a chef's dream, equipped with all-new stainless steel appliances and Quartz countertopsincluding an elegant gas rangewith the option to easily connect an electric range instead. With every detail carefully updated, this home is move-in ready and designed for a modern living. The owner it's motivated to sell. Call the listing agent.

Key facts

• Fully renovated
• Quartz countertops
• Brand-new a/c

Tags

• FULLY RENOVATED
• BRAND-NEW A/C
• HIGH-EFFICIENCY GAS FURNACE
• QUARTZ COUNTERTOPS
• GAS RANGE
• ELECTRIC RANGE HOOKUP

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $148k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $148k).
• Recommended offer: $139k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 5.3% in Fremont — 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 74/100 on livability (#283 in OH, #4,637 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Fremont City (town): math 35% / reading 44% proficiency, ranked #543 of 656 in OH (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 88 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 23 units permitted in Sandusky County in 2024 (0 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 $4k of value loss. Plan a longer hold.
• Sandusky County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($139k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $148k implies a 748% gain — meaningful room to come down on a strong offer.

Recommended offer $139,433 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 8.27%
• Cash-on-cash: 7.05%
• DSCR: 1.31
• GRM: 8.3

CMA / ARV

• ARV (median comp): $144,512
• List price: $148,333
• Delta: 2.64%
• 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
634 4th St	0.15mi	3/1.5	1,288 (-3%)	10mo	$127,000	$99	78
635 4th St	0.18mi	2/2.0 (-1)	1,328 (+0%)	11mo	$125,000	$94	77
725 N 5th St	0.29mi	3/2.0	1,350 (+2%)	11mo	$140,000	$104	74
314 N Ohio Ave	0.38mi	3/1.0	1,284 (-3%)	3mo	$95,000	$74	71
535 Fourth St	0.18mi	3/1.0	1,248 (-6%)	14mo	$145,000	$116	66
442 N Ohio Ave Ave	0.19mi	4/1.0 (+1)	1,414 (+7%)	9mo	$95,000	$67	63
610 N Ohio Ave	0.06mi	4/2.0 (+1)	1,512 (+14%)	14mo	$155,000	$103	57
314 N Buchanan St	0.48mi	3/1.0	1,186 (-10%)	3mo	$95,000	$80	54
1009 N 5th St	0.51mi	3/1.0	1,460 (+10%)	1mo	$189,000	$129	54
230 N Pennsylvania Ave	0.66mi	3/1.0	1,380 (+4%)	7mo	$166,500	$121	52
123 N Prospect St. St	0.57mi	3/1.0	1,136 (-14%)	1mo	$155,000	$136	45
818 N Front St	0.53mi	2/1.0 (-1)	1,182 (-11%)	9mo	$85,500	$72	41

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: -5.5%
• Equity multiple: 0.79×
• Total profit: $-8,524
• Equity at exit: $22,117

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $12,462
• Equity at exit: $12,825

Cash invested: $41,533 (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 43420

• Home prices YoY: -32.4%
• Active inventory: 88
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,494 medium
• Mortgage (P&I): −$778
• Tax from tax record: −$96 /mo · $1,156/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $244

Break-even live

Break-even rent $1,185

Max offer price $148,333

Occupancy floor 79%

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: $37,083
• Closing costs: $4,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1526 Sunrise Blvd Fremont, OH	3.0	1.5	1592	$1,750	$1.10	44d	1	1.20mi
900 Stilwell Ave Fremont, OH	3.0	2.0	1484	$1,250	$0.84	17d	1	1.22mi
1425 White Ave Fremont, OH	3.0	1.0	1142	$1,495	$1.31	44d	1	1.42mi

Listing history 50 events

1. 2026-06-18
   days on market $148,333 Active 73 DOM
2. 2026-06-17
   days on market $148,333 Active 72 DOM
3. 2026-06-16
   days on market $148,333 Active 71 DOM
4. 2026-06-15
   days on market $148,333 Active 70 DOM
5. 2026-06-13
   days on market $148,333 Active 68 DOM
6. 2026-06-12
   days on market $148,333 Active 67 DOM
7. 2026-06-09
   days on market $148,333 Active 64 DOM
8. 2026-06-08
   days on market $148,333 Active 63 DOM
9. 2026-06-08
   days on market $148,333 Active 62 DOM
10. 2026-06-07
    days on market $148,333 Active 61 DOM
11. 2026-06-04
    days on market $148,333 Active 58 DOM
12. 2026-06-02
    days on market $148,333 Active 57 DOM
13. 2026-06-01
    days on market $148,333 Active 56 DOM
14. 2026-05-31
    days on market $148,333 Active 55 DOM
15. 2026-05-14
    price $153,330 683-char remark

    Show marketing remark (683 chars)

    Price reduced for sale! A brand-new gutter system has been installed on the property, along with a carport built with the appropriate city permits. This is a fully renovated single-family homefrom the roof down to the basement! Enjoy the comfort of a new A/C system and a high-efficiency gas furnace, ensuring your comfort year-round. The kitchen is a chef's dream, equipped with all-new stainless steel appliances and Quartz countertopsincluding an elegant gas rangewith the option to easily connect an electric range instead. With every detail carefully updated, this home is move-in ready and designed for a modern living. The owner it's motivated to sell. Call the listing agent.

16. 2026-05-04
    price $155,330 683-char remark

    Show marketing remark (683 chars)

    Price reduced for sale! A brand-new gutter system has been installed on the property, along with a carport built with the appropriate city permits. This is a fully renovated single-family homefrom the roof down to the basement! Enjoy the comfort of a new A/C system and a high-efficiency gas furnace, ensuring your comfort year-round. The kitchen is a chef's dream, equipped with all-new stainless steel appliances and Quartz countertopsincluding an elegant gas rangewith the option to easily connect an electric range instead. With every detail carefully updated, this home is move-in ready and designed for a modern living. The owner it's motivated to sell. Call the listing agent.

17. 2026-04-28
    price $157,000 683-char remark

    Show marketing remark (683 chars)

    Price reduced for sale! A brand-new gutter system has been installed on the property, along with a carport built with the appropriate city permits. This is a fully renovated single-family homefrom the roof down to the basement! Enjoy the comfort of a new A/C system and a high-efficiency gas furnace, ensuring your comfort year-round. The kitchen is a chef's dream, equipped with all-new stainless steel appliances and Quartz countertopsincluding an elegant gas rangewith the option to easily connect an electric range instead. With every detail carefully updated, this home is move-in ready and designed for a modern living. The owner it's motivated to sell. Call the listing agent.

18. 2026-04-23
    price $159,500 683-char remark

    Show marketing remark (683 chars)

    Price reduced for sale! A brand-new gutter system has been installed on the property, along with a carport built with the appropriate city permits. This is a fully renovated single-family homefrom the roof down to the basement! Enjoy the comfort of a new A/C system and a high-efficiency gas furnace, ensuring your comfort year-round. The kitchen is a chef's dream, equipped with all-new stainless steel appliances and Quartz countertopsincluding an elegant gas rangewith the option to easily connect an electric range instead. With every detail carefully updated, this home is move-in ready and designed for a modern living. The owner it's motivated to sell. Call the listing agent.

19. 2026-04-17
    price $162,500 683-char remark

    Show marketing remark (683 chars)

    Price reduced for sale! A brand-new gutter system has been installed on the property, along with a carport built with the appropriate city permits. This is a fully renovated single-family homefrom the roof down to the basement! Enjoy the comfort of a new A/C system and a high-efficiency gas furnace, ensuring your comfort year-round. The kitchen is a chef's dream, equipped with all-new stainless steel appliances and Quartz countertopsincluding an elegant gas rangewith the option to easily connect an electric range instead. With every detail carefully updated, this home is move-in ready and designed for a modern living. The owner it's motivated to sell. Call the listing agent.

20. 2026-04-15
    price $163,500 683-char remark

    Show marketing remark (683 chars)

    Price reduced for sale! A brand-new gutter system has been installed on the property, along with a carport built with the appropriate city permits. This is a fully renovated single-family homefrom the roof down to the basement! Enjoy the comfort of a new A/C system and a high-efficiency gas furnace, ensuring your comfort year-round. The kitchen is a chef's dream, equipped with all-new stainless steel appliances and Quartz countertopsincluding an elegant gas rangewith the option to easily connect an electric range instead. With every detail carefully updated, this home is move-in ready and designed for a modern living. The owner it's motivated to sell. Call the listing agent.

21. 2026-04-13
    price $164,500 683-char remark

    Show marketing remark (683 chars)

    Price reduced for sale! A brand-new gutter system has been installed on the property, along with a carport built with the appropriate city permits. This is a fully renovated single-family homefrom the roof down to the basement! Enjoy the comfort of a new A/C system and a high-efficiency gas furnace, ensuring your comfort year-round. The kitchen is a chef's dream, equipped with all-new stainless steel appliances and Quartz countertopsincluding an elegant gas rangewith the option to easily connect an electric range instead. With every detail carefully updated, this home is move-in ready and designed for a modern living. The owner it's motivated to sell. Call the listing agent.

22. 2026-04-13
    status Active 683-char remark

    Show marketing remark (683 chars)

    Price reduced for sale! A brand-new gutter system has been installed on the property, along with a carport built with the appropriate city permits. This is a fully renovated single-family homefrom the roof down to the basement! Enjoy the comfort of a new A/C system and a high-efficiency gas furnace, ensuring your comfort year-round. The kitchen is a chef's dream, equipped with all-new stainless steel appliances and Quartz countertopsincluding an elegant gas rangewith the option to easily connect an electric range instead. With every detail carefully updated, this home is move-in ready and designed for a modern living. The owner it's motivated to sell. Call the listing agent.

23. 2026-03-31
    status Pending 683-char remark

    Show marketing remark (683 chars)

    Price reduced for sale! A brand-new gutter system has been installed on the property, along with a carport built with the appropriate city permits. This is a fully renovated single-family homefrom the roof down to the basement! Enjoy the comfort of a new A/C system and a high-efficiency gas furnace, ensuring your comfort year-round. The kitchen is a chef's dream, equipped with all-new stainless steel appliances and Quartz countertopsincluding an elegant gas rangewith the option to easily connect an electric range instead. With every detail carefully updated, this home is move-in ready and designed for a modern living. The owner it's motivated to sell. Call the listing agent.

24. 2025-12-16
    price $163,500
25. 2025-11-03
    price $169,500
26. 2025-10-21
    price $180,500
27. 2025-10-11
    price $183,500
28. 2025-10-04
    price $186,500
29. 2025-09-30
    price $189,500
30. 2025-09-27
    price $192,500
31. 2025-09-18
    price $195,500
32. 2025-09-09
    price $201,500
33. 2025-08-29
    price $211,500
34. 2025-08-14
    price $218,500
35. 2025-03-05
    price $229,500
36. 2024-12-30
    price $239,500
37. 2024-12-16
    price $245,200
38. 2024-10-14
    price $247,700
39. 2024-10-07
    price $267,700
40. 2024-09-24
    price $277,700
41. 2024-09-17
    price $287,700
42. 2024-09-12
    price $291,700
43. 2024-09-05
    listed $159,500 Active 683-char remark

    Show marketing remark (683 chars)

    Price reduced for sale! A brand-new gutter system has been installed on the property, along with a carport built with the appropriate city permits. This is a fully renovated single-family homefrom the roof down to the basement! Enjoy the comfort of a new A/C system and a high-efficiency gas furnace, ensuring your comfort year-round. The kitchen is a chef's dream, equipped with all-new stainless steel appliances and Quartz countertopsincluding an elegant gas rangewith the option to easily connect an electric range instead. With every detail carefully updated, this home is move-in ready and designed for a modern living. The owner it's motivated to sell. Call the listing agent.

44. 2024-02-29
    soldstatus $17,500 Closed
45. 2024-02-01
    status Pending
46. 2024-02-01
    price $17,500
47. 2024-01-24
    price $16,500
48. 2024-01-15
    price $17,500
49. 2024-01-06
    price $18,900
50. 2023-12-12
    price $19,900

ⓘ 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: $1,156 · $96/mo
• Projected year-2 tax: $1,735 · $145/mo
• Expected delta: +$579/yr (+$48/mo · 50.1%)

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

Taxation est. · year 1

• Rental income: $17,925
• − Mortgage interest: −$8,309
• − Property taxes: −$1,156
• − Insurance: −$742
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$4,315
• Taxable income: $535
• Est. tax owed @ 24.0%: −$128
• After-tax cash flow: $2,800/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: Fremont City
• NCES district ID: 3904401
• Math proficiency: 35% ▼ -27.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $44,046
• Composite: 33.48/100
• National rank: #5449
• State rank: #543 of 656 in OH

Livability — Fremont

• Score: 74/100
• State rank: #283
• US rank: #4637

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fremont, OH
• County: Sandusky · 51,886 people
• City population: 29,400
• Population (ZIP): 29,400
• Household income: $62,802
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 10.4

Population outlook (Sandusky County) Hauer SSP2

• Today (2025): 57,409 people
• By 2030: 55,791 · -2.8%
• By 2040: 51,837 · -9.7%
• By 2050: 47,712 · -16.9%
• By 2075: 39,908 · -30.5%
• By 2100: 33,171 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 9% Black 5%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Sandusky

• 2024 margin: Solid R (+30.9) · D 34.1% · R 65.0%
• 2008→2024 swing: -35.5pp toward R · 2008: 4.6pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+27.6 2016: R+23.0 2012: D+1.9 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.51%
• Current HPI: 188.5274
• 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

+434.8% since first listed

41 events — show timeline

• 2026-05-14 Price Changed $153,330 FAOR
• 2026-05-04 Price Changed $155,330 FAOR
• 2026-04-28 Price Changed $157,000 FAOR
• 2026-04-23 Price Changed $159,500 FAOR
• 2026-04-17 Price Changed $162,500 FAOR
• 2026-04-15 Price Changed $163,500 FAOR
• 2026-04-13 Price Changed $164,500 FAOR
• 2026-04-13 Relisted — FAOR
• 2026-03-31 Pending — FAOR
• 2025-12-16 Price Changed $163,500 FAOR
• 2025-11-03 Price Changed $169,500 FAOR
• 2025-10-21 Price Changed $180,500 FAOR
• 2025-10-11 Price Changed $183,500 FAOR
• 2025-10-04 Price Changed $186,500 FAOR
• 2025-09-30 Price Changed $189,500 FAOR
• 2025-09-27 Price Changed $192,500 FAOR
• 2025-09-18 Price Changed $195,500 FAOR
• 2025-09-09 Price Changed $201,500 FAOR
• 2025-08-29 Price Changed $211,500 FAOR
• 2025-08-14 Price Changed $218,500 FAOR
• 2025-03-05 Price Changed $229,500 FAOR
• 2024-12-30 Price Changed $239,500 FAOR
• 2024-12-16 Price Changed $245,200 FAOR
• 2024-10-14 Price Changed $247,700 FAOR
• 2024-10-07 Price Changed $267,700 FAOR
• 2024-09-24 Price Changed $277,700 FAOR
• 2024-09-17 Price Changed $287,700 FAOR
• 2024-09-12 Price Changed $291,700 FAOR
• 2024-09-05 Listed $159,500 FAOR
• 2024-02-29 Sold (MLS) $17,500 NORIS
• 2024-02-01 Pending — NORIS
• 2024-02-01 Price Changed $17,500 NORIS
• 2024-01-24 Price Changed $16,500 NORIS
• 2024-01-15 Price Changed $17,500 NORIS
• 2024-01-06 Price Changed $18,900 NORIS
• 2023-12-12 Price Changed $19,900 NORIS
• 2023-11-20 Price Changed $24,900 NORIS
• 2023-11-15 Listed $74,900 NORIS
• 2023-11-13 Listed $74,900 MARMLS
• 2021-08-30 Listing Removed — MLSNOW
• 2021-04-07 Listed $28,672 MLSNOW

Property tax history

+14.4%/yr

Latest (2024): $1,156 · -4.3% YoY. Source: county tax records.