405 Webb St · St. Marys, OH 45885

$110,000

2 bd · 1.0 ba · 1,237 sqft · SingleFamily public records · 9 Days on market

Built 1951 9,583 sqft lot Est $169k · 35% under

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Why this score? — see what drove the D+ 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 +11.3/30.0
• Schools +5.5/10.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this 3-bedroom, 1-bath home on Webb Street in St. Marys! In addition to the three bedrooms, the home features a versatile flex room that can be used as a fourth bedroom, home office, playroom, or hobby space to fit your needs. The property includes a full basement for additional storage and utility space, along with a large backyard offering plenty of room for outdoor activities, gardening, pets, or future improvements. One of the standout features is the privacy behind the property, with no rear neighbors. Currently occupied by a long-term tenant, this home presents an excellent opportunity for investors seeking rental income. It also offers great potential for buye

Key facts

• No rear neighbors
• Large backyard
• Full basement

Tags

• FULL BASEMENT
• LARGE BACKYARD
• PRIVACY BEHIND PROPERTY
• NO REAR NEIGHBORS
• CONVENIENT ST MARYS LOCATION

Property features AI

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public sewer
• Home design: Single-family residence; Residential property; Built in 1951; Subdivision: Fairview Sub; Use GPS for directions
• Construction: Aluminum siding
• Exterior features: Residential lot; Supplied water

Interior

• Kitchen: Kitchen (9 x 10)
• Bedrooms: One bedroom (12 x 11)
• Bathrooms: One full bathroom (8 x 5)
• Heating & cooling: Forced air heating
• Interior features: 4 total rooms; Unfinished basement

🏷️ Possibly a rental listed for sale. The $110,000 price doesn't fit this home's estimated sale value (~$169,469) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $-41 ($-494/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $94k (14.8% below list).
• Recommended offer: $94k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.0% in St. Marys — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• St Marys City (town): math 64% / reading 65% proficiency, ranked #221 of 656 in OH (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 67 active listings in the ZIP; solid renter incomes; 121 units permitted in Auglaize County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($75k/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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Auglaize County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,729 (14.8% 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. Built in 1951 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.60%
• DSCR: 0.93
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $169,469
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Guy St	0.14mi	3/1.0 (+1)	1,248 (+1%)	10mo	$120,000	$96	79
1209 W High St	0.41mi	3/1.0 (+1)	1,232 (-0%)	2mo	$199,900	$162	73
726 W North St	0.36mi	3/1.0 (+1)	1,285 (+4%)	12mo	$168,900	$131	62
719 Oliver St	0.19mi	3/1.0 (+1)	1,392 (+12%)	9mo	$172,000	$124	58
432 Woodward	0.51mi	3/2.0 (+1)	1,228 (-1%)	10mo	$150,000	$122	57
805 Oliver St	0.14mi	3/2.0 (+1)	1,376 (+11%)	11mo	$182,500	$133	56
601 N Augustus St	0.54mi	3/1.5 (+1)	1,154 (-7%)	3mo	$195,000	$169	54
115 Lynn St	0.66mi	3/2.0 (+1)	1,212 (-2%)	11mo	$210,000	$173	48
227 S Front St	0.49mi	3/1.0 (+1)	1,113 (-10%)	10mo	$159,900	$144	47
812 Motz St	0.68mi	2/1.0	1,134 (-8%)	11mo	$179,000	$158	45
121 Windsor Dr	0.70mi	3/2.0 (+1)	1,274 (+3%)	11mo	$29,900	$23	44
323 Oliver St	0.48mi	3/2.0 (+1)	1,131 (-9%)	14mo	$155,000	$137	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: -18.9%
• Equity multiple: 0.34×
• Total profit: $-20,418
• Equity at exit: $16,401

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-21,043
• Equity at exit: $9,511

Cash invested: $30,800 (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 45885

• Active inventory: 67
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $937 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$159 /mo · $1,907/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$197
• Net cashflow: $-41

Break-even live

Break-even rent $989

Max offer price $102,731

Occupancy floor 99%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $110,000 Active 9 DOM
2. 2026-06-17
   days on market $110,000 Active 8 DOM
3. 2026-06-16
   days on market $110,000 Active 7 DOM
4. 2026-06-15
   days on market $110,000 Active 6 DOM
5. 2026-06-13
   days on market $110,000 Active 4 DOM
6. 2026-06-12
   days on market $110,000 Active 3 DOM
7. 2026-06-09
   remarks 699-char remark
8. 2026-06-09
   listed $110,000 Active 1 DOM

ⓘ 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: $1,907 · $159/mo
• Projected year-2 tax: $1,907 · $159/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 18 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: $11,247
• − Mortgage interest: −$6,162
• − Property taxes: −$1,907
• − Insurance: −$550
• − Repairs & maintenance: −$900
• − Management: −$900
• − Depreciation: −$3,200
• Taxable loss: −$2,371
• Est. tax savings @ 24.0%: +$569
• After-tax cash flow: $75/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: St Marys City
• NCES district ID: 3904472
• Math proficiency: 64% ▼ -10.00%
• Reading proficiency: 65% ▼ -4.00%
• Median HH income: $49,672
• Composite: 54.78/100
• National rank: #1317
• State rank: #221 of 656 in OH

Livability — St. Marys

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Marys, OH
• County: Auglaize · 44,666 people
• Population (ZIP): 12,744
• Household income: $75,054
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 3.6

Population outlook (Auglaize County) Hauer SSP2

• Today (2025): 45,247 people
• By 2030: 44,448 · -1.8%
• By 2040: 42,355 · -6.4%
• By 2050: 39,722 · -12.2%
• By 2075: 33,967 · -24.9%
• By 2100: 26,839 · -40.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4%
• Common ancestry: Lithuanian 3% Iranian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · German/W. Germanic 1% Other Asian/Pacific 1%

Political lean MEDSL · Auglaize

• 2024 margin: Solid R (+64.6) · D 17.3% · R 81.9%
• 2008→2024 swing: -23.4pp toward R · 2008: -41.2pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+62.6 2016: R+62.6 2012: R+48.9 2008: R+41.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -207.83%
• Current HPI: 197.352
• 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

1 event — show timeline

• 2026-06-08 Listed $110,000 WRIST

Property tax history

+5.2%/yr

Latest (2025): $1,907 · -2.6% YoY. Source: county tax records.