516 Maple St · Fostoria, OH 44830

$92,500

2 bd · 1.0 ba · 700 sqft · SingleFamily public records · 32 Days on market

Built 1940 1,346 sqft lot $132/sqft · 6% below area Est $99k · 6% under

---

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 +19.2/30.0
• ARV discount +10.3/15.0
• DSCR +6.0/10.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor-friendly opportunity in the heart of Fostoria with strong upside potential. This 3-bedroom property offers solid bones and key updates already completed, making it an excellent option for a rental hold or a quick value-add project. Features include a newer roof with new gutters, downspouts, and a transferable warranty, plus an HVAC system that has been serviced annually. Interior improvements include updated electrical outlets and switches, fresh paint throughout the walls, ceilings, and closets, and a bathroom currently being refreshed with regrouting, a new sink, and a new toilet. The kitchen features wood-look tile flooring, laminate countertops, and functional layout potential.

Key facts

• Hvac system serviced
• New downspouts
• Newer roof

Tags

• NEWER ROOF
• NEW GUTTERS
• NEW DOWNSPOUTS
• TRANSFERABLE WARRANTY
• HVAC SYSTEM SERVICED
• UPDATED ELECTRICAL OUTLETS

Property features AI

Exterior

• Parking: Driveway
• Utilities: Electricity available; Public water; Sewer: other
• Home design: Single-family residence; One story
• Construction: Aluminum, vinyl, and steel siding; Crawl space foundation
• Exterior features: Shingle roof

Interior

• Kitchen: Kitchen on the main level (approx. 12 x 12); Disposal, Dishwasher, Refrigerator
• Bedrooms: Primary bedroom on the main level (approx. 12 x 12)
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Open interior with four total rooms; Other interior features
• Laundry & utility: Washer (laundry features listed as other)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/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 $86k (7.5% below list).
• Recommended offer: $86k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 4.4% in Fostoria — 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 76/100 on livability (#216 in OH, #3,330 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, commute F, employment D-.
• Fostoria City (town): math 30% / reading 39% proficiency, ranked #566 of 656 in OH (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 44 active listings in the ZIP; 45 units permitted in Seneca County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($62k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $640 of loan paydown is wiped out by about $3k 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 32 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $21k; list at $92k implies a 340% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $85,569 (7.5% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.93% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 9.0

CMA / ARV

• ARV (median comp): $98,587
• List price: $92,500
• Delta: -6.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
817 Walnut St	0.43mi	2/1.0	616 (-12%)	22mo	$60,000	$97	42

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-8,698
• Equity at exit: $13,792

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $455
• Equity at exit: $7,998

Cash invested: $25,900 (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 44830

• Home prices YoY: -16.1%
• Active inventory: 44
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $856 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$53 /mo · $638/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $99

Break-even live

Break-even rent $730

Max offer price $92,500

Occupancy floor 83%

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-01
   days on market $92,500 Active 32 DOM
2. 2026-05-31
   days on market $92,500 Active 31 DOM
3. 2026-04-29
   listed $92,500 Active 720-char remark
4. 1996-09-19
   soldstatus $21,000

ⓘ 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: $638 · $53/mo
• Projected year-2 tax: $1,041 · $87/mo
• Expected delta: +$402/yr (+$34/mo · 63.0%)

ⓘ 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: $10,268
• − Mortgage interest: −$5,181
• − Property taxes: −$638
• − Insurance: −$462
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$2,691
• Taxable loss: −$348
• Est. tax savings @ 24.0%: +$84
• After-tax cash flow: $1,274/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: Fostoria City
• NCES district ID: 3904399
• Math proficiency: 30% ▼ -21.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $36,902
• Composite: 28.65/100
• National rank: #6702
• State rank: #566 of 656 in OH

Livability — Fostoria

• Score: 76/100
• State rank: #216
• US rank: #3330

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fostoria, OH
• County: Seneca · 70,739 people
• City population: 18,409
• Population (ZIP): 18,409
• Household income: $61,589
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 9.8

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 (80%)
• Race & ethnicity: White 80% Hispanic / Latino 10% Two or more races 7% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 4%

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: ▼ -42.93%
• Current HPI: 224.2583
• 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

+340.5% since first listed

3 events — show timeline

• 2026-06-01 Listing Removed — NORIS
• 2026-04-29 Listed $92,500 NORIS
• 1996-09-19 Sold (Public Records) $21,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $638 · -3.3% YoY. Source: county tax records.