1001 Reid St · Bucyrus, OH 44820

$59,900

2 bd · 1.0 ba · 648 sqft · SingleFamily public records · 85 Days on market

Built 1920 5,662 sqft lot $92/sqft · 46% below area Est $111k · 46% under ↓ 8% since listing

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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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this unique chance to own two properties on one parcel in Bucyrus! This package includes 1001 Reid St and 210 S Highland Ave, offering a perfect mix of current income and value-add potential. 1001 Reid has been fully gutted, providing a blank slate for your next renovation project. Bring your vision and finish it to maximize value! 210 S Highland is a 1 bed, 1 bath home currently rented, delivering immediate income while you complete the renovation next door.

Key facts

• Fully gutted
• Blank slate
• Value-add potential

Tags

• CURRENT INCOME
• VALUE-ADD POTENTIAL
• FULLY GUTTED
• BLANK SLATE
• IMMEDIATE INCOME

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($809 rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 4.4% in Bucyrus — 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 78/100 on livability (#158 in OH, #2,388 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Bucyrus City (town): math 37% / reading 46% proficiency, ranked #537 of 656 in OH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 81 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 8 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($57k/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 $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Crawford County population projected at -22% 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 $17k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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.
• Current owner paid $44k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $56,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.35% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.93%
• DSCR: 1.66
• GRM: 6.2

CMA / ARV

• ARV (median comp): $111,242
• List price: $59,900
• Delta: -46.15%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 Penn Ave	0.39mi	2/1.0	736 (+14%)	15mo	$110,000	$149	47

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: 5.5%
• Equity multiple: 1.21×
• Total profit: $3,603
• Equity at exit: $8,931

10-year hold

• IRR: 15.0%
• Equity multiple: 2.21×
• Total profit: $20,338
• Equity at exit: $5,179

Cash invested: $16,772 (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 44820

• Home prices YoY: -27.1%
• Active inventory: 81
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $809 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$91 /mo · $1,095/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $209

Break-even live

Break-even rent $545

Max offer price $59,900

Occupancy floor 69%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 E Warren St Bucyrus, OH	1.0	1.0	442	$845	$1.91	43d	1	0.49mi
738 W Charles St Unit 738 Bucyrus, OH	1.0	1.0	700	$745	$1.06	43d	1	1.18mi

Listing history 22 events

1. 2026-06-18
   days on market $59,900 Active 85 DOM
2. 2026-06-17
   days on market $59,900 Active 84 DOM
3. 2026-06-16
   days on market $59,900 Active 83 DOM
4. 2026-06-15
   days on market $59,900 Active 82 DOM
5. 2026-06-13
   days on market $59,900 Active 80 DOM
6. 2026-06-12
   days on market $59,900 Active 79 DOM
7. 2026-06-09
   days on market $59,900 Active 76 DOM
8. 2026-06-08
   days on market $59,900 Active 75 DOM
9. 2026-06-07
   days on market $59,900 Active 74 DOM
10. 2026-06-05
    days on market $59,900 Active 72 DOM
11. 2026-06-04
    days on market $59,900 Active 70 DOM
12. 2026-06-02
    days on market $59,900 Active 69 DOM
13. 2026-06-01
    days on market $59,900 Active 68 DOM
14. 2026-05-31
    days on market $59,900 Active 67 DOM
15. 2026-04-07
    status Active 477-char remark

    Show marketing remark (477 chars)

    Don't miss this unique chance to own two properties on one parcel in Bucyrus! This package includes 1001 Reid St and 210 S Highland Ave, offering a perfect mix of current income and value-add potential. 1001 Reid has been fully gutted, providing a blank slate for your next renovation project. Bring your vision and finish it to maximize value! 210 S Highland is a 1 bed, 1 bath home currently rented, delivering immediate income while you complete the renovation next door.

16. 2026-04-04
    status Pending 477-char remark

    Show marketing remark (477 chars)

    Don't miss this unique chance to own two properties on one parcel in Bucyrus! This package includes 1001 Reid St and 210 S Highland Ave, offering a perfect mix of current income and value-add potential. 1001 Reid has been fully gutted, providing a blank slate for your next renovation project. Bring your vision and finish it to maximize value! 210 S Highland is a 1 bed, 1 bath home currently rented, delivering immediate income while you complete the renovation next door.

17. 2026-03-22
    listed $59,900 Active 477-char remark

    Show marketing remark (477 chars)

    Don't miss this unique chance to own two properties on one parcel in Bucyrus! This package includes 1001 Reid St and 210 S Highland Ave, offering a perfect mix of current income and value-add potential. 1001 Reid has been fully gutted, providing a blank slate for your next renovation project. Bring your vision and finish it to maximize value! 210 S Highland is a 1 bed, 1 bath home currently rented, delivering immediate income while you complete the renovation next door.

18. 2021-08-27
    soldstatus $44,000 675-char remark

    Show marketing remark (675 chars)

    * $100,000 Price Reduction * THIS PROPERTY IS PART OF PACKAGE OFFERING INCLUDING 25 UNIT MULTI FAMILY PORTFOLIO WITH TOTAL LIST PRICE OF $1,400,000. * THIS PROPERTY IS NOT AVAILABLE FOR INDIVIDUAL PURCHASE * Incredible Portfolio for Sale. Tenants in place. Many units have been updated. Properties are offered at a 10%+ Cap rate as they currently sit. Properties included are: 511 Maple, 721 Park, 417 Woodbine, 114 Dale, 818 Main 3A - 5B - 3B, 213 Maplewood, 112 Washington, and 326 Elizabeth, All In Willard. Shelby Properties are 100 Broadway and 100 1/2 Broadway. Bucyrus Properties are 1001 Reid and 210 Highland. Plymouth Properties are 25 East Main and 33 East Main.

19. 2021-08-26
    soldstatus $36,500
20. 2021-04-05
    listed $44,000 675-char remark

    Show marketing remark (675 chars)

    * $100,000 Price Reduction * THIS PROPERTY IS PART OF PACKAGE OFFERING INCLUDING 25 UNIT MULTI FAMILY PORTFOLIO WITH TOTAL LIST PRICE OF $1,400,000. * THIS PROPERTY IS NOT AVAILABLE FOR INDIVIDUAL PURCHASE * Incredible Portfolio for Sale. Tenants in place. Many units have been updated. Properties are offered at a 10%+ Cap rate as they currently sit. Properties included are: 511 Maple, 721 Park, 417 Woodbine, 114 Dale, 818 Main 3A - 5B - 3B, 213 Maplewood, 112 Washington, and 326 Elizabeth, All In Willard. Shelby Properties are 100 Broadway and 100 1/2 Broadway. Bucyrus Properties are 1001 Reid and 210 Highland. Plymouth Properties are 25 East Main and 33 East Main.

21. 2004-02-09
    soldstatus $55,000
22. 2002-02-25
    soldstatus $65,000

ⓘ 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: $1,095 · $91/mo
• Projected year-2 tax: $1,095 · $91/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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: $9,705
• − Mortgage interest: −$3,355
• − Property taxes: −$1,095
• − Insurance: −$300
• − Repairs & maintenance: −$776
• − Management: −$776
• − Depreciation: −$1,743
• Taxable income: $1,660
• Est. tax owed @ 24.0%: −$398
• After-tax cash flow: $2,105/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: Bucyrus City
• NCES district ID: 3904368
• Math proficiency: 37% ▼ -15.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $36,819
• Composite: 34.45/100
• National rank: #5196
• State rank: #537 of 656 in OH

Livability — Bucyrus

• Score: 78/100
• State rank: #158
• US rank: #2388

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bucyrus, OH
• County: Crawford · 26,873 people
• City population: 17,265
• Population (ZIP): 17,265
• Household income: $56,942
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 8.2

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 39,421 people
• By 2030: 37,656 · -4.5%
• By 2040: 34,043 · -13.6%
• By 2050: 30,617 · -22.3%
• By 2075: 23,652 · -40.0%
• By 2100: 17,786 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Asian 1% Black 1%
• Common ancestry: Iranian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+53.0) · D 23.1% · R 76.1%
• 2008→2024 swing: -33.9pp toward R · 2008: -19.0pp · 2024: -53.0pp
• All cycles: 2024: R+53.0 2020: R+50.9 2016: R+46.8 2012: R+22.7 2008: R+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.64%
• Current HPI: 176.3548
• 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

-7.8% since first listed

8 events — show timeline

• 2026-04-07 Relisted — CBRMLS
• 2026-04-04 Pending — CBRMLS
• 2026-03-22 Listed $59,900 CBRMLS
• 2021-08-27 Sold (MLS) $44,000 MARMLS
• 2021-08-26 Sold (Public Records) $36,500 Public Records
• 2021-04-05 Listed $44,000 MARMLS
• 2004-02-09 Sold (Public Records) $55,000 Public Records
• 2002-02-25 Sold (Public Records) $65,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,095 · -1.3% YoY. Source: county tax records.