700 Woodworth Dr · Findlay, OH 45840

$219,900

3 bd · 1.0 ba · 2,327 sqft · SingleFamily public records · 29 Days on market

Built 1950 0.28 ac lot Est $303k · 27% 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).

• Cash flow +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• 1% rule +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3 bedroom home with newly full finished basement on a corner lot. Beautiful custom cabinets in the kitchen with tons of storage space. Relax in your full finished basement in front of the electric fireplace or get to work creating in the workshop. Pass through the breezeway to enter the 2 car garage or relax out on the spacious lawn. Home is minutes from great restaurants, grocery store, and shopping. Seller will provide a home warranty from Americas Preferred Home Warranty with an acceptable offer.

Key facts

• Breezeway
• Spacious kitchen
• 0.28 acre lot

Tags

• FINISHED BASEMENT SPACE
• SPACIOUS KITCHEN
• BREEZEWAY
• DEDICATED WORKSHOP AREA

Property features AI

Exterior

• Parking: Detached/attached options with 2-car garage; Total parking for 4 vehicles; Asphalt and paved surfaces; Additional off-street parking
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer
• Home design: Single-family house; One-and-one-half level layout; No attached units or shared walls
• Construction: Vinyl siding; Block foundation
• Exterior features: Aluminum and shingle roofing

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator; Water heater
• Bedrooms: Main-level bedrooms (including one 11 x 14); Upper-level bedroom (11 x 38)
• Flooring: Carpet; Concrete; Linoleum
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: Ceiling fans; Cove ceilings; Partially finished basement; Sump pump; 2 fireplaces (living room and basement) with electric and gas log options; Total of 8 rooms
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $83 ($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 $189k (13.9% below list).
• Recommended offer: $189k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.0% in Findlay — 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 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.
• Findlay City (town): math 56% / reading 56% proficiency, ranked #357 of 656 in OH (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Whittier Primary School (math 44% / reading 54%, grade D, #906 of 1,584 statewide, top 59%, 385 students, 47% FRL); Donnell Middle School (math 57% / reading 54%, grade B-, #321 of 654 statewide, top 51%, 523 students, 41% FRL); Findlay High School (math 51% / reading 60%, grade C, #296 of 781 statewide, top 39%, 1,915 students, 31% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents rising fast (+5.7%/yr); 219 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $7k 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 29 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $189,428 (13.9% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.62%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $302,510
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1020 Country Club Dr	0.33mi	3/2.5	2,404 (+3%)	1mo	$290,000	$121	72
710 E Circle Dr	0.13mi	3/3.0	2,434 (+5%)	17mo	$310,000	$127	64
631 Winterhaven Dr	0.45mi	4/2.5 (+1)	2,277 (-2%)	2mo	$312,000	$137	62
1825 Greendale Ave	0.66mi	3/2.5	2,322 (-0%)	2mo	$345,000	$149	61
1450 Fostoria Ave	0.40mi	3/2.5	2,527 (+9%)	2mo	$328,000	$130	59
615 Lincolnshire Ln	0.33mi	4/2.0 (+1)	2,490 (+7%)	10mo	$245,000	$98	55
630 Winterhaven Dr	0.41mi	4/2.0 (+1)	2,031 (-13%)	1mo	$300,000	$148	49
1830 Greendale Ave	0.68mi	4/2.5 (+1)	2,344 (+1%)	13mo	$329,900	$141	45
309 Huron Rd	0.74mi	3/2.0	1,981 (-15%)	0mo	$250,000	$126	37
1831 Queenswood Dr	0.68mi	3/3.0	2,554 (+10%)	18mo	$288,900	$113	29
1429 Sawmill Cv	0.70mi	4/2.5 (+1)	2,087 (-10%)	13mo	$345,000	$165	28
601 Cherry St	0.74mi	4/2.0 (+1)	2,048 (-12%)	20mo	$195,400	$95	20

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 · 5.68% rent growth · sell at horizon

5-year hold

• IRR: -11.0%
• Equity multiple: 0.59×
• Total profit: $-25,115
• Equity at exit: $32,788

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $7,556
• Equity at exit: $19,013

Cash invested: $61,572 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,894 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$168 /mo · $2,020/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $83

Break-even live

Break-even rent $1,789

Max offer price $219,900

Occupancy floor 91%

Sensitivity live

Price	-10% $208	-5% $146	+0% $83	+5% $21	+10% $-41
Rent	-10% $-66	-5% $9	+0% $83	+5% $158	+10% $233
Rate	-1.0pp $194	-0.5pp $139	base $83	+0.5pp $26	+1.0pp $-32

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1411 Sawmill Bnd Findlay, OH	3.0	2.0	2199	$2,400	$1.09	45d	1	0.79mi
840 Bright Rd Findlay, OH	3.0	1.5	1760	$1,600	$0.91	19d	1	1.02mi

Listing history 22 events

1. 2026-06-19
   days on market $219,900 Active 29 DOM
2. 2026-06-18
   days on market $219,900 Active 28 DOM
3. 2026-06-17
   days on market $219,900 Active 27 DOM
4. 2026-06-16
   days on market $219,900 Active 26 DOM
5. 2026-06-15
   days on market $219,900 Active 25 DOM
6. 2026-06-14
   days on market $219,900 Active 23 DOM
7. 2026-06-12
   days on market $219,900 Active 22 DOM
8. 2026-06-09
   days on market $219,900 Active 19 DOM
9. 2026-06-08
   days on market $219,900 Active 18 DOM
10. 2026-06-07
    pricedays on market $219,900 Active 17 DOM
11. 2026-06-05
    days on market $223,900 Active 14 DOM
12. 2026-06-02
    days on market $223,900 Active 12 DOM
13. 2026-06-01
    days on market $223,900 Active 11 DOM
14. 2026-05-31
    days on market $223,900 Active 10 DOM
15. 2026-05-30
    days on market $223,900 Active 9 DOM
16. 2026-05-19
    listed $223,900 Active
17. 2025-10-14
    price $202,000 516-char remark

    Show marketing remark (516 chars)

    Beautiful 3 bedroom home with newly full finished basement on a corner lot. Beautiful custom cabinets in the kitchen with tons of storage space. Relax in your full finished basement in front of the electric fireplace or get to work creating in the workshop. Pass through the breezeway to enter the 2 car garage or relax out on the spacious lawn. Home is minutes from great restaurants, grocery store, and shopping. Seller will provide a home warranty from Americas Preferred Home Warranty with an acceptable offer.

18. 2022-07-11
    status Pending 516-char remark

    Show marketing remark (516 chars)

    Beautiful 3 bedroom home with newly full finished basement on a corner lot. Beautiful custom cabinets in the kitchen with tons of storage space. Relax in your full finished basement in front of the electric fireplace or get to work creating in the workshop. Pass through the breezeway to enter the 2 car garage or relax out on the spacious lawn. Home is minutes from great restaurants, grocery store, and shopping. Seller will provide a home warranty from Americas Preferred Home Warranty with an acceptable offer.

19. 2022-07-08
    soldstatus $202,000 Closed 516-char remark

    Show marketing remark (516 chars)

    Beautiful 3 bedroom home with newly full finished basement on a corner lot. Beautiful custom cabinets in the kitchen with tons of storage space. Relax in your full finished basement in front of the electric fireplace or get to work creating in the workshop. Pass through the breezeway to enter the 2 car garage or relax out on the spacious lawn. Home is minutes from great restaurants, grocery store, and shopping. Seller will provide a home warranty from Americas Preferred Home Warranty with an acceptable offer.

20. 2022-05-31
    historical Contingent 516-char remark

    Show marketing remark (516 chars)

    Beautiful 3 bedroom home with newly full finished basement on a corner lot. Beautiful custom cabinets in the kitchen with tons of storage space. Relax in your full finished basement in front of the electric fireplace or get to work creating in the workshop. Pass through the breezeway to enter the 2 car garage or relax out on the spacious lawn. Home is minutes from great restaurants, grocery store, and shopping. Seller will provide a home warranty from Americas Preferred Home Warranty with an acceptable offer.

21. 2022-05-26
    listed $219,900 Active 516-char remark

    Show marketing remark (516 chars)

    Beautiful 3 bedroom home with newly full finished basement on a corner lot. Beautiful custom cabinets in the kitchen with tons of storage space. Relax in your full finished basement in front of the electric fireplace or get to work creating in the workshop. Pass through the breezeway to enter the 2 car garage or relax out on the spacious lawn. Home is minutes from great restaurants, grocery store, and shopping. Seller will provide a home warranty from Americas Preferred Home Warranty with an acceptable offer.

22. 1991-02-26
    soldstatus $80,000

ⓘ 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: $2,020 · $168/mo
• Projected year-2 tax: $2,725 · $227/mo
• Expected delta: +$705/yr (+$59/mo · 34.9%)

ⓘ 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: $22,731
• − Mortgage interest: −$12,318
• − Property taxes: −$2,020
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − Depreciation: −$6,397
• Taxable loss: −$2,740
• Est. tax savings @ 24.0%: +$658
• After-tax cash flow: $1,658/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: Findlay City
• NCES district ID: 3910000
• Math proficiency: 56% ▼ -11.00%
• Reading proficiency: 56% ▼ -9.00%
• Median HH income: $45,261
• Composite: 47.31/100
• National rank: #2300
• State rank: #357 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

• Census place: Findlay, OH
• 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

+179.9% since first listed

7 events — show timeline

• 2026-05-19 Listed $223,900 NORIS
• 2025-10-14 Price Changed $202,000 NORIS
• 2022-07-11 Pending — NORIS
• 2022-07-08 Sold (MLS) $202,000 NORIS
• 2022-05-31 Contingent — NORIS
• 2022-05-26 Listed $219,900 NORIS
• 1991-02-26 Sold (Public Records) $80,000 Public Records

Property tax history

+0.2%/yr

Latest (2025): $2,020 · -0.6% YoY. Source: county tax records.