315 May St · Fremont, OH 43420

$79,900

3 bd · 1.0 ba · 1,390 sqft · SingleFamily public records · 59 Days on market

Built 1900 5,519 sqft lot $57/sqft · 24% below area Est $106k · 25% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable home with strong income or owner-occupant potential in Fremont. Property offers spacious living area, updated wiring, insulation, windows, and roof completed approximately 10 years ago. Features electric heat, basement, and convenient location near shopping, schools, and major routes. Currently occupied with rental income in place. Great opportunity for investors or buyers seeking value and upside potential.

Key facts

• Updated wiring
• Spacious living area
• Updated windows

Tags

• SPACIOUS LIVING AREA
• UPDATED WIRING
• UPDATED INSULATION
• UPDATED WINDOWS
• UPDATED ROOF
• ELECTRIC HEAT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $570 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 5.3% in Fremont — 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 74/100 on livability (#283 in OH, #4,637 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Fremont City (town): math 35% / reading 44% proficiency, ranked #543 of 656 in OH (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 91 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); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 23 units permitted in Sandusky County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Sandusky County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $13k; list at $80k implies a 515% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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?
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: 1.68% ✓
• Cap rate: 14.86%
• Cash-on-cash: 30.58%
• DSCR: 2.36
• GRM: 5.0

CMA / ARV

• ARV (median comp): $105,872
• List price: $79,900
• Delta: -24.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
427 N Clover St	0.15mi	3/1.0	1,248 (-10%)	5mo	$101,000	$81	72
1009 Napoleon St	0.52mi	3/1.0	1,350 (-3%)	4mo	$155,050	$115	68
314 N Ohio Ave	0.47mi	3/1.0	1,284 (-8%)	3mo	$95,000	$74	63
442 N Ohio Ave Ave	0.54mi	4/1.0 (+1)	1,414 (+2%)	9mo	$95,000	$67	60
1019 Rawson Pl	0.41mi	3/1.5	1,250 (-10%)	4mo	$165,000	$132	58
920 Garrison St	0.55mi	4/1.5 (+1)	1,328 (-4%)	6mo	$143,000	$108	55
818 N Front St	0.20mi	2/1.0 (-1)	1,182 (-15%)	9mo	$85,500	$72	53
818 Franklin Ave	0.61mi	3/1.0	1,501 (+8%)	8mo	$151,600	$101	52
434 Vine St	0.71mi	3/1.5	1,500 (+8%)	9mo	$130,000	$87	45
1037 Buckland Ave	0.73mi	2/1.5 (-1)	1,314 (-6%)	8mo	$80,000	$61	43
1013 Roosevelt St	0.61mi	2/2.0 (-1)	1,224 (-12%)	1mo	$126,000	$103	42
833 Franklin Ave	0.60mi	3/2.0	1,598 (+15%)	2mo	$179,900	$113	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: 25.3%
• Equity multiple: 2.04×
• Total profit: $23,348
• Equity at exit: $11,913

10-year hold

• IRR: 33.0%
• Equity multiple: 4.00×
• Total profit: $67,019
• Equity at exit: $6,908

Cash invested: $22,372 (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 43420

• Home prices YoY: -32.4%
• Active inventory: 91
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,343 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$38 /mo · $460/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $570

Break-even live

Break-even rent $621

Max offer price $79,900

Occupancy floor 53%

Sensitivity live

Price	-10% $615	-5% $593	+0% $570	+5% $548	+10% $525
Rent	-10% $464	-5% $517	+0% $570	+5% $623	+10% $676
Rate	-1.0pp $610	-0.5pp $590	base $570	+0.5pp $549	+1.0pp $528

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Stilwell Ave Fremont, OH	3.0	2.0	1484	$1,250	$0.84	17d	1	0.70mi
1425 White Ave Fremont, OH	3.0	1.0	1142	$1,495	$1.31	44d	1	1.04mi
1335 Mosser Dr Fremont, OH	2.0	1.0	900	$904	$1.00	13d	1	1.18mi
1526 Sunrise Blvd Fremont, OH	3.0	1.5	1592	$1,750	$1.10	44d	1	1.46mi

Listing history 18 events

1. 2026-06-21
   days on market $79,900 Active 59 DOM
2. 2026-06-18
   days on market $79,900 Active 57 DOM
3. 2026-06-17
   days on market $79,900 Active 56 DOM
4. 2026-06-16
   days on market $79,900 Active 55 DOM
5. 2026-06-16
   price $79,900 Active 54 DOM
6. 2026-06-15
   days on market $82,900 Active 54 DOM
7. 2026-06-13
   days on market $82,900 Active 52 DOM
8. 2026-06-12
   days on market $82,900 Active 51 DOM
9. 2026-06-09
   days on market $82,900 Active 48 DOM
10. 2026-06-08
    days on market $82,900 Active 47 DOM
11. 2026-06-08
    days on market $82,900 Active 46 DOM
12. 2026-06-07
    days on market $82,900 Active 45 DOM
13. 2026-06-04
    days on market $82,900 Active 42 DOM
14. 2026-06-02
    days on market $82,900 Active 41 DOM
15. 2026-06-01
    days on market $82,900 Active 40 DOM
16. 2026-05-31
    days on market $82,900 Active 39 DOM
17. 2026-04-22
    listed $89,900 Active 422-char remark

    Show marketing remark (422 chars)

    Affordable home with strong income or owner-occupant potential in Fremont. Property offers spacious living area, updated wiring, insulation, windows, and roof completed approximately 10 years ago. Features electric heat, basement, and convenient location near shopping, schools, and major routes. Currently occupied with rental income in place. Great opportunity for investors or buyers seeking value and upside potential.

18. 1995-09-19
    soldstatus $13,000

ⓘ 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: $460 · $38/mo
• Projected year-2 tax: $853 · $71/mo
• Expected delta: +$393/yr (+$33/mo · 85.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 73% 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,114
• − Mortgage interest: −$4,476
• − Property taxes: −$460
• − Insurance: −$400
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − Depreciation: −$2,324
• Taxable income: $5,875
• Est. tax owed @ 24.0%: −$1,410
• After-tax cash flow: $5,432/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: Fremont City
• NCES district ID: 3904401
• Math proficiency: 35% ▼ -27.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $44,046
• Composite: 33.48/100
• National rank: #5449
• State rank: #543 of 656 in OH

Livability — Fremont

• Score: 74/100
• State rank: #283
• US rank: #4637

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fremont, OH
• County: Sandusky · 51,886 people
• City population: 29,400
• Population (ZIP): 29,400
• Household income: $62,802
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 10.4

Population outlook (Sandusky County) Hauer SSP2

• Today (2025): 57,409 people
• By 2030: 55,791 · -2.8%
• By 2040: 51,837 · -9.7%
• By 2050: 47,712 · -16.9%
• By 2075: 39,908 · -30.5%
• By 2100: 33,171 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 9% Black 5%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Sandusky

• 2024 margin: Solid R (+30.9) · D 34.1% · R 65.0%
• 2008→2024 swing: -35.5pp toward R · 2008: 4.6pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+27.6 2016: R+23.0 2012: D+1.9 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.51%
• Current HPI: 188.5274
• 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

+591.5% since first listed

2 events — show timeline

• 2026-04-22 Listed $89,900 MLSNOW
• 1995-09-19 Sold (Public Records) $13,000 Public Records

Property tax history

-3.4%/yr

Latest (2024): $460 · -47.9% YoY. Source: county tax records.