10036 Township Road 94 · Findlay, OH 45840

$250,000

3 bd · 2.0 ba · 1,528 sqft · SingleFamily public records · 42 Days on market

Built 1972 0.40 ac lot $164/sqft · 42% below area Est $430k · 42% 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 +9.9/30.0
• Schools +6.6/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is your opportunity to have your place in the country, but only be minutes from the expressway, shopping, restaurants, anything you need. Come check out this 4 bedroom, maybe 5 if you want to convert the den/office into a 5th bedroom home, with 2 full baths. It needs a little help, but with your imagination and a little work, it could be your dream home. Great schools, comes with a home warranty, it won't last at this price.

Key facts

• 0.4 acre lot
• 2 garage spots
• Built 1972

Property features AI

Exterior

• Parking: Attached 2-car garage; Has garage
• Utilities: Private water; Private sewer; Other utilities
• Home design: Single-family residence; Attached property; One level (single-story); No one below (no shared units beneath)
• Construction: Vinyl siding; Block foundation
• Exterior features: Shingle roof

Interior

• Kitchen: Kitchen on the main level (14 x 12)
• Bedrooms: Main level primary bedroom; Main level Bedroom 2 (10 x 10); Main level Bedroom 3 (8 x 10); Main level Bedroom 4 (10 x 10)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Window unit(s) for cooling; Has heating; Has cooling
• Interior features: Seven total rooms; Other interior features
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-155 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (25.8% below list).
• Recommended offer: $186k (25.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#98 in OH, #1,496 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, commute F.
• Liberty-Benton Local (rural): math 75% / reading 78% proficiency, ranked #75 of 656 in OH (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Liberty-Benton Elementary School (math 75% / reading 75%, grade A, #266 of 1,584 statewide, top 17%, 597 students, 23% FRL); Liberty-Benton Middle School (math 76% / reading 80%, grade A+, #61 of 654 statewide, top 10%, 427 students, 17% FRL); Liberty-Benton High School (math 72% / reading 82%, grade A-, #56 of 781 statewide, top 8%, 520 students, 14% FRL) — zoned schools at 18% FRL track the district average.
• Market conditions: Rents rising fast (+5.7%/yr); 219 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 257 units permitted in Hancock County in 2024 (150 in 5+ unit buildings).
• This rent runs 33% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Hancock County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $250k implies a 400% gain — meaningful room to come down on a strong offer.

Recommended offer $185,563 (25.8% 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. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.74% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.65%
• DSCR: 0.88
• GRM: 11.2

CMA / ARV

• ARV (median comp): $429,646
• List price: $250,000
• Delta: -41.81%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.68% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.35×
• Total profit: $-45,275
• Equity at exit: $37,276

10-year hold

• IRR: -6.0%
• Equity multiple: 0.57×
• Total profit: $-30,005
• Equity at exit: $21,615

Cash invested: $70,000 (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 45840

• Rents YoY: 5.7%
• Active inventory: 219
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,856 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$206 /mo · $2,468/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-155

Break-even live

Break-even rent $2,052

Max offer price $222,641

Occupancy floor —

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
220 Potomac Dr Bldg 6 Findlay, OH	3.0	2.5	1365	$1,995	$1.46	44d	1	1.44mi
211 Potomac Dr Bldg 5 Findlay, OH	2.0	2.5	1284	$1,880	$1.46	44d	1	1.46mi
115 Valor Dr Bldg 4 Findlay, OH	2.0	2.5	1284	$1,925	$1.50	44d	1	1.46mi
124 Potomac Dr Bldg 7 Findlay, OH	2.0	2.5	1284	$1,895	$1.48	44d	1	1.48mi

Listing history 31 events

1. 2026-06-19
   days on market $250,000 Active 42 DOM
2. 2026-06-18
   days on market $250,000 Active 41 DOM
3. 2026-06-17
   days on market $250,000 Active 40 DOM
4. 2026-06-16
   days on market $250,000 Active 39 DOM
5. 2026-06-15
   days on market $250,000 Active 38 DOM
6. 2026-06-14
   days on market $250,000 Active 36 DOM
7. 2026-06-12
   days on market $250,000 Active 35 DOM
8. 2026-06-09
   days on market $250,000 Active 32 DOM
9. 2026-06-08
   days on market $250,000 Active 31 DOM
10. 2026-06-07
    days on market $250,000 Active 30 DOM
11. 2026-06-05
    days on market $250,000 Active 27 DOM
12. 2026-06-03
    days on market $250,000 Active 26 DOM
13. 2026-06-02
    days on market $250,000 Active 25 DOM
14. 2026-06-01
    days on market $250,000 Active 24 DOM
15. 2026-05-31
    days on market $250,000 Active 23 DOM
16. 2026-05-30
    days on market $250,000 Active 22 DOM
17. 2026-05-08
    listed $275,000 Active 111-char remark
18. 2025-10-14
    price $50,000 436-char remark

    Show marketing remark (436 chars)

    Here is your opportunity to have your place in the country, but only be minutes from the expressway, shopping, restaurants, anything you need. Come check out this 4 bedroom, maybe 5 if you want to convert the den/office into a 5th bedroom home, with 2 full baths. It needs a little help, but with your imagination and a little work, it could be your dream home. Great schools, comes with a home warranty, it won't last at this price.

19. 2022-09-14
    soldstatus $50,000
20. 2022-08-22
    soldstatus $50,000 Closed 436-char remark

    Show marketing remark (436 chars)

    Here is your opportunity to have your place in the country, but only be minutes from the expressway, shopping, restaurants, anything you need. Come check out this 4 bedroom, maybe 5 if you want to convert the den/office into a 5th bedroom home, with 2 full baths. It needs a little help, but with your imagination and a little work, it could be your dream home. Great schools, comes with a home warranty, it won't last at this price.

21. 2022-08-16
    status Pending 436-char remark

    Show marketing remark (436 chars)

    Here is your opportunity to have your place in the country, but only be minutes from the expressway, shopping, restaurants, anything you need. Come check out this 4 bedroom, maybe 5 if you want to convert the den/office into a 5th bedroom home, with 2 full baths. It needs a little help, but with your imagination and a little work, it could be your dream home. Great schools, comes with a home warranty, it won't last at this price.

22. 2022-08-11
    price $99,900 436-char remark

    Show marketing remark (436 chars)

    Here is your opportunity to have your place in the country, but only be minutes from the expressway, shopping, restaurants, anything you need. Come check out this 4 bedroom, maybe 5 if you want to convert the den/office into a 5th bedroom home, with 2 full baths. It needs a little help, but with your imagination and a little work, it could be your dream home. Great schools, comes with a home warranty, it won't last at this price.

23. 2022-07-17
    status Active 436-char remark

    Show marketing remark (436 chars)

    Here is your opportunity to have your place in the country, but only be minutes from the expressway, shopping, restaurants, anything you need. Come check out this 4 bedroom, maybe 5 if you want to convert the den/office into a 5th bedroom home, with 2 full baths. It needs a little help, but with your imagination and a little work, it could be your dream home. Great schools, comes with a home warranty, it won't last at this price.

24. 2022-06-09
    historical Contingent 436-char remark

    Show marketing remark (436 chars)

    Here is your opportunity to have your place in the country, but only be minutes from the expressway, shopping, restaurants, anything you need. Come check out this 4 bedroom, maybe 5 if you want to convert the den/office into a 5th bedroom home, with 2 full baths. It needs a little help, but with your imagination and a little work, it could be your dream home. Great schools, comes with a home warranty, it won't last at this price.

25. 2022-05-26
    price $119,900 436-char remark

    Show marketing remark (436 chars)

    Here is your opportunity to have your place in the country, but only be minutes from the expressway, shopping, restaurants, anything you need. Come check out this 4 bedroom, maybe 5 if you want to convert the den/office into a 5th bedroom home, with 2 full baths. It needs a little help, but with your imagination and a little work, it could be your dream home. Great schools, comes with a home warranty, it won't last at this price.

26. 2022-05-04
    price $129,900 436-char remark

    Show marketing remark (436 chars)

    Here is your opportunity to have your place in the country, but only be minutes from the expressway, shopping, restaurants, anything you need. Come check out this 4 bedroom, maybe 5 if you want to convert the den/office into a 5th bedroom home, with 2 full baths. It needs a little help, but with your imagination and a little work, it could be your dream home. Great schools, comes with a home warranty, it won't last at this price.

27. 2022-04-29
    listed $149,900 Active 436-char remark

    Show marketing remark (436 chars)

    Here is your opportunity to have your place in the country, but only be minutes from the expressway, shopping, restaurants, anything you need. Come check out this 4 bedroom, maybe 5 if you want to convert the den/office into a 5th bedroom home, with 2 full baths. It needs a little help, but with your imagination and a little work, it could be your dream home. Great schools, comes with a home warranty, it won't last at this price.

28. 2022-04-08
    historical $149,900 436-char remark

    Show marketing remark (436 chars)

    Here is your opportunity to have your place in the country, but only be minutes from the expressway, shopping, restaurants, anything you need. Come check out this 4 bedroom, maybe 5 if you want to convert the den/office into a 5th bedroom home, with 2 full baths. It needs a little help, but with your imagination and a little work, it could be your dream home. Great schools, comes with a home warranty, it won't last at this price.

29. 1993-11-05
    soldstatus $74,500
30. 1992-08-06
    soldstatus $68,500
31. 1990-05-23
    soldstatus $63,500

ⓘ 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: $2,468 · $206/mo
• Projected year-2 tax: $3,184 · $265/mo
• Expected delta: +$716/yr (+$60/mo · 29.0%)

ⓘ 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: $22,268
• − Mortgage interest: −$14,004
• − Property taxes: −$2,468
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$7,273
• Taxable loss: −$6,289
• Est. tax savings @ 24.0%: +$1,509
• After-tax cash flow: $-349/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: Liberty-Benton Local
• NCES district ID: 3904744
• Math proficiency: 75% ▼ -9.00%
• Reading proficiency: 78% ▼ -3.00%
• Median HH income: $63,018
• Composite: 66.0/100
• National rank: #441
• State rank: #75 of 656 in OH

Livability — Findlay

• Score: 81/100
• State rank: #98
• US rank: #1496

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hancock County · 54,559 people
• City population: 54,559
• Metro: Findlay, OH
• Population (ZIP): 54,559
• Household income: $68,083
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1540.0

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 77,526 people
• By 2030: 77,777 · +0.3%
• By 2040: 76,976 · -0.7%
• By 2050: 74,479 · -3.9%
• By 2075: 65,741 · -15.2%
• By 2100: 52,942 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 5% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1% Arabic 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+38.4) · D 30.2% · R 68.7% · Other 1.1%
• 2008→2024 swing: -15.3pp toward R · 2008: -23.1pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+37.5 2016: R+40.8 2012: R+28.3 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -250.43%
• Current HPI: 194.9132
• Rent YoY: ▲ 5.68%
• Metro: Findlay, OH
• 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

+293.7% since first listed

16 events — show timeline

• 2026-05-21 Price Changed $250,000 NORIS
• 2026-05-08 Listed $275,000 NORIS
• 2025-10-14 Price Changed $50,000 NORIS
• 2022-09-14 Sold (Public Records) $50,000 Public Records
• 2022-08-22 Sold (MLS) $50,000 NORIS
• 2022-08-16 Pending — NORIS
• 2022-08-11 Price Changed $99,900 NORIS
• 2022-07-17 Relisted — NORIS
• 2022-06-09 Contingent — NORIS
• 2022-05-26 Price Changed $119,900 NORIS
• 2022-05-04 Price Changed $129,900 NORIS
• 2022-04-29 Listed $149,900 NORIS
• 2022-04-08 Coming Soon $149,900 NORIS
• 1993-11-05 Sold (Public Records) $74,500 Public Records
• 1992-08-06 Sold (Public Records) $68,500 Public Records
• 1990-05-23 Sold (Public Records) $63,500 Public Records

Property tax history

+6.7%/yr

Latest (2025): $2,468 · +22.4% YoY. Source: county tax records.