14900 County Road H #133 · Wauseon, OH 43567

$125,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily · 7 Days on market

Built 2022 6,050 sqft lot

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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).

• Cash flow +15.6/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Dover Glen, a quiet little neighborhood on the outskirts of the town of Wauseon. This home has it all! Completely updated, chefs kitchen with a large island. The primary bedroom has a huge walk-in closet. What's not to love about this place?!

Key facts

• 6,050 sq ft lot
• Built 2022
• Listed 7 days

Property features AI

Finance

• Other: Listed by Serenity Realty LLC
• HOA & community: Located in Dover Glen park

Exterior

• Parking: Driveway
• Utilities: Natural gas connected; Public water; Public sewer
• Home design: Residential mobile home (double wide); One story
• Construction: Clayton make, Barton Creek Mansion II model; 48 by 268 manufactured dimensions; Vinyl skirt; Slab foundation
• Exterior features: Shingle roof; Vinyl siding

Interior

• Kitchen: Gas oven; Dishwasher; Refrigerator
• Bedrooms: Bedroom 2 on main level (12 x 12); Bedroom 3 on main level (10 x 10)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Ceiling fan(s); 6 total rooms
• Laundry & utility: Washer; Dryer; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $54 ($642/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 $116k (7.1% below list).
• Recommended offer: $116k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.2% in Wauseon — 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 82/100 on livability (#80 in OH, #1,209 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Wauseon Exempted Village (town): math 63% / reading 67% proficiency, ranked #212 of 656 in OH (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Wauseon Primary School (415 students, 35% FRL); Wauseon High School (math 57% / reading 67%, grade B-, #202 of 781 statewide, top 29%, 522 students, 34% FRL) — zoned schools average 34% FRL vs 52% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 38 active listings in the ZIP; 24 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Fulton County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $116,123 (7.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.93% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.4%
• Equity multiple: 0.52×
• Total profit: $-16,829
• Equity at exit: $18,638

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-10,193
• Equity at exit: $10,808

Cash invested: $35,000 (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 43567

• Home prices YoY: -24.6%
• Active inventory: 38
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $54

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 90%

Sensitivity live

Price	-10% $140	-5% $97	+0% $54	+5% $10	+10% $-33
Rent	-10% $-38	-5% $8	+0% $54	+5% $99	+10% $145
Rate	-1.0pp $116	-0.5pp $85	base $54	+0.5pp $21	+1.0pp $-12

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $125,000 Coming Soon 7 DOM
2. 2026-06-18
   days on market $125,000 Coming Soon 5 DOM
3. 2026-06-17
   days on market $125,000 Coming Soon 4 DOM
4. 2026-06-16
   days on market $125,000 Coming Soon 3 DOM
5. 2026-06-15
   days on market $125,000 Coming Soon 2 DOM
6. 2026-06-13
   remarks 253-char remark
7. 2026-06-13
   listed $125,000 Coming Soon 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $13,935
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$3,636
• Taxable loss: −$1,433
• Est. tax savings @ 24.0%: +$344
• After-tax cash flow: $986/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: Wauseon Exempted Village
• NCES district ID: 3904564
• Math proficiency: 63% ▼ -12.00%
• Reading proficiency: 67% ▼ -6.00%
• Median HH income: $50,616
• Composite: 55.27/100
• National rank: #1266
• State rank: #212 of 656 in OH

Livability — Wauseon

• Score: 82/100
• State rank: #80
• US rank: #1209

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fulton · 33,657 people
• Metro: Toledo, OH
• Population (ZIP): 12,879
• Household income: $74,404
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 1.6

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 41,958 people
• By 2030: 41,130 · -2.0%
• By 2040: 38,760 · -7.6%
• By 2050: 36,040 · -14.1%
• By 2075: 30,793 · -26.6%
• By 2100: 25,429 · -39.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 11% Two or more races 5%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Romanian 4% Lithuanian 2% Iranian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+42.4) · D 28.4% · R 70.8%
• 2008→2024 swing: -34.3pp toward R · 2008: -8.1pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+39.8 2016: R+36.0 2012: R+13.2 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.53%
• Current HPI: 222.1398
• 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

+16.2% since first listed

4 events — show timeline

• 2026-06-13 Coming Soon $125,000 NORIS
• 2022-12-13 Listing Removed — NORIS
• 2022-11-11 Price Changed $102,937 NORIS
• 2022-06-13 Listed $107,542 NORIS