806 Decatur St · Sandusky, OH 44870

$167,000

2 bd · 1.0 ba · 1,287 sqft · SingleFamily public records · 28 Days on market

Built 1905 1,969 sqft lot Est $140k · 19% over

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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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

OPEN HOUSE THURSDAY 5-6:30! Welcome to 806 Decatur! Stunning 3 bedroom, 2 full bath home offers great curb appeal and ample space for everyone to enjoy. The open concept living and dining area exudes charm with its pocket doors and decorative fireplace in the dining room. Flex room off living room. The cook's kitchen features crisp white cabinetry, new countertops, and appliance package. Step outside onto covered porch and enjoy the fenced-in yard and mature landscaping. On the first floor, you'll find an updated full bath and laundry, while the second floor boasts three spacious bedrooms and an updated full bath. The home also features new flooring and a neutral color palette throughout. Fully spray foam insulated crawl space. Conveniently located within walking distance to downtown and the hospital, this home also comes with a one-year home warranty. Don't miss out on the opportunity to make this your new home! Dates, room sizes, sq. ft. approx. Showings begin on Wednesday, 03/27/24!

Key facts

• Covered porch
• Decorative fireplace
• Flex room

Tags

• OPEN-CONCEPT LIVING
• DECORATIVE FIREPLACE
• FLEX ROOM
• COOK'S KITCHEN
• COVERED PORCH
• FENCED-IN BACKYARD

Property features AI

Exterior

• Security: Security system
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Asphalt roof; Shed(s)

Interior

• Kitchen: Microwave; Range; Refrigerator; Dishwasher
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Security system
• Laundry & utility: Washer; Dryer; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $578 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $167k).
• Recommended offer: $164k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 5.4% in Sandusky — 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 83/100 on livability (#63 in OH, #929 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D-, employment F.
• Sandusky City (town): math 24% / reading 37% proficiency, ranked #583 of 656 in OH (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 209 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 128 units permitted in Erie County in 2024 (5 in 5+ unit buildings).
• This rent runs 41% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Erie County population projected at -15% 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 $47k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $140k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,495 (1.5% below list)

Questions for the listing agent

1. Built in 1905 — 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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.27% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.83%
• DSCR: 1.66
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $140,283
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
914 Hayes Ave	0.17mi	3/1.0 (+1)	1,320 (+3%)	1mo	$133,000	$101	82
1334 Lindsley St	0.36mi	3/1.0 (+1)	1,366 (+6%)	1mo	$143,000	$105	67
1505 Central Ave	0.47mi	3/1.5 (+1)	1,208 (-6%)	0mo	$205,000	$170	61
1002 Sycamore Line	0.70mi	3/1.0 (+1)	1,288 (+0%)	3mo	$140,000	$109	60
919 Hancock St	0.36mi	3/1.0 (+1)	1,426 (+11%)	3mo	$72,000	$50	58
1015 W Washington St	0.53mi	3/1.0 (+1)	1,200 (-7%)	3mo	$1,300	$1	57
513 Rockwell St	0.69mi	3/1.0 (+1)	1,312 (+2%)	3mo	$170,000	$130	57
932 Madison St	0.29mi	3/1.0 (+1)	1,098 (-15%)	2mo	$162,000	$148	55
1313 Vine St	0.39mi	3/1.0 (+1)	1,116 (-13%)	1mo	$171,500	$154	54
1222 W Osborne St	0.57mi	3/2.0 (+1)	1,211 (-6%)	1mo	$70,000	$58	54
1523 Central Ave	0.51mi	3/1.0 (+1)	1,152 (-10%)	3mo	$206,000	$179	52
1510 Pearl St	0.69mi	2/1.0	1,103 (-14%)	3mo	$47,000	$43	41

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: 5.4%
• Equity multiple: 1.21×
• Total profit: $9,743
• Equity at exit: $24,900

10-year hold

• IRR: 14.8%
• Equity multiple: 2.19×
• Total profit: $55,858
• Equity at exit: $14,439

Cash invested: $46,760 (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 44870

• Active inventory: 209
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,114 medium
• Mortgage (P&I): −$876
• Tax from tax record: −$146 /mo · $1,757/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $578

Break-even live

Break-even rent $1,382

Max offer price $167,000

Occupancy floor 68%

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
156 E Market St Sandusky, OH	1.0–2.0	1.0–2.5	1266	$3,539	$2.79	44d	5	0.58mi
1515 W Perkins Ave Sandusky, OH	2.0	1.0	925	$925	$1.00	44d	1	1.15mi

Listing history 33 events

1. 2026-06-19
   days on market $167,000 Active 28 DOM
2. 2026-06-18
   days on market $167,000 Active 27 DOM
3. 2026-06-17
   days on market $167,000 Active 26 DOM
4. 2026-06-16
   days on market $167,000 Active 25 DOM
5. 2026-06-15
   days on market $167,000 Active 24 DOM
6. 2026-06-14
   days on market $167,000 Active 22 DOM
7. 2026-06-12
   days on market $167,000 Active 21 DOM
8. 2026-06-09
   days on market $167,000 Active 18 DOM
9. 2026-06-08
   days on market $167,000 Active 17 DOM
10. 2026-06-07
    days on market $167,000 Active 16 DOM
11. 2026-06-03
    days on market $167,000 Active 12 DOM
12. 2026-06-03
    price $167,000 Active 11 DOM
13. 2026-06-02
    days on market $170,000 Active 11 DOM
14. 2026-06-01
    days on market $170,000 Active 10 DOM
15. 2026-05-31
    days on market $170,000 Active 9 DOM
16. 2026-05-30
    days on market $170,000 Active 8 DOM
17. 2026-05-22
    listed $170,000 Active
18. 2024-05-02
    soldstatus $139,900 Closed 1000-char remark

    Show marketing remark (961 chars)

    OPEN HOUSE THURSDAY 5-6:30! Welcome to 806 Decatur! Stunning 3 bedroom, 2 full bath home offers great curb appeal and ample space for everyone to enjoy. The open concept living and dining area exudes charm with its pocket doors and decorative fireplace in the dining room. Flex room off living room. The cook's kitchen features crisp white cabinetry, new countertops, and appliance package. Step outside onto covered porch and enjoy the fenced-in yard and mature landscaping. On the first floor, you'll find an updated full bath and laundry, while the second floor boasts three spacious bedrooms and an updated full bath. The home also features new flooring and a neutral color palette throughout. Fully spray foam insulated crawl space. Conveniently located within walking distance to downtown and the hospital, this home also comes with a one-year home warranty. Don't miss out on the opportunity to make this your new home! Dates, room sizes, sq. ft. approx.

19. 2024-05-02
    soldstatus $139,900 Closed 961-char remark

    Show marketing remark (961 chars)

    OPEN HOUSE THURSDAY 5-6:30! Welcome to 806 Decatur! Stunning 3 bedroom, 2 full bath home offers great curb appeal and ample space for everyone to enjoy. The open concept living and dining area exudes charm with its pocket doors and decorative fireplace in the dining room. Flex room off living room. The cook's kitchen features crisp white cabinetry, new countertops, and appliance package. Step outside onto covered porch and enjoy the fenced-in yard and mature landscaping. On the first floor, you'll find an updated full bath and laundry, while the second floor boasts three spacious bedrooms and an updated full bath. The home also features new flooring and a neutral color palette throughout. Fully spray foam insulated crawl space. Conveniently located within walking distance to downtown and the hospital, this home also comes with a one-year home warranty. Don't miss out on the opportunity to make this your new home! Dates, room sizes, sq. ft. approx.

20. 2024-03-30
    historical Contingent 961-char remark

    Show marketing remark (961 chars)

    OPEN HOUSE THURSDAY 5-6:30! Welcome to 806 Decatur! Stunning 3 bedroom, 2 full bath home offers great curb appeal and ample space for everyone to enjoy. The open concept living and dining area exudes charm with its pocket doors and decorative fireplace in the dining room. Flex room off living room. The cook's kitchen features crisp white cabinetry, new countertops, and appliance package. Step outside onto covered porch and enjoy the fenced-in yard and mature landscaping. On the first floor, you'll find an updated full bath and laundry, while the second floor boasts three spacious bedrooms and an updated full bath. The home also features new flooring and a neutral color palette throughout. Fully spray foam insulated crawl space. Conveniently located within walking distance to downtown and the hospital, this home also comes with a one-year home warranty. Don't miss out on the opportunity to make this your new home! Dates, room sizes, sq. ft. approx.

21. 2024-03-29
    historical Active Under Contract 1000-char remark

    Show marketing remark (1000 chars)

    OPEN HOUSE THURSDAY 5-6:30! Welcome to 806 Decatur! Stunning 3 bedroom, 2 full bath home offers great curb appeal and ample space for everyone to enjoy. The open concept living and dining area exudes charm with its pocket doors and decorative fireplace in the dining room. Flex room off living room. The cook's kitchen features crisp white cabinetry, new countertops, and appliance package. Step outside onto covered porch and enjoy the fenced-in yard and mature landscaping. On the first floor, you'll find an updated full bath and laundry, while the second floor boasts three spacious bedrooms and an updated full bath. The home also features new flooring and a neutral color palette throughout. Fully spray foam insulated crawl space. Conveniently located within walking distance to downtown and the hospital, this home also comes with a one-year home warranty. Don't miss out on the opportunity to make this your new home! Dates, room sizes, sq. ft. approx. Showings begin on Wednesday, 03/27/24!

22. 2024-03-27
    listed $139,900 Active 961-char remark

    Show marketing remark (1000 chars)

    OPEN HOUSE THURSDAY 5-6:30! Welcome to 806 Decatur! Stunning 3 bedroom, 2 full bath home offers great curb appeal and ample space for everyone to enjoy. The open concept living and dining area exudes charm with its pocket doors and decorative fireplace in the dining room. Flex room off living room. The cook's kitchen features crisp white cabinetry, new countertops, and appliance package. Step outside onto covered porch and enjoy the fenced-in yard and mature landscaping. On the first floor, you'll find an updated full bath and laundry, while the second floor boasts three spacious bedrooms and an updated full bath. The home also features new flooring and a neutral color palette throughout. Fully spray foam insulated crawl space. Conveniently located within walking distance to downtown and the hospital, this home also comes with a one-year home warranty. Don't miss out on the opportunity to make this your new home! Dates, room sizes, sq. ft. approx. Showings begin on Wednesday, 03/27/24!

23. 2024-03-27
    listed $139,900 Active 1000-char remark

    Show marketing remark (1000 chars)

    OPEN HOUSE THURSDAY 5-6:30! Welcome to 806 Decatur! Stunning 3 bedroom, 2 full bath home offers great curb appeal and ample space for everyone to enjoy. The open concept living and dining area exudes charm with its pocket doors and decorative fireplace in the dining room. Flex room off living room. The cook's kitchen features crisp white cabinetry, new countertops, and appliance package. Step outside onto covered porch and enjoy the fenced-in yard and mature landscaping. On the first floor, you'll find an updated full bath and laundry, while the second floor boasts three spacious bedrooms and an updated full bath. The home also features new flooring and a neutral color palette throughout. Fully spray foam insulated crawl space. Conveniently located within walking distance to downtown and the hospital, this home also comes with a one-year home warranty. Don't miss out on the opportunity to make this your new home! Dates, room sizes, sq. ft. approx. Showings begin on Wednesday, 03/27/24!

24. 2024-03-22
    historical $139,900 1000-char remark

    Show marketing remark (1000 chars)

    OPEN HOUSE THURSDAY 5-6:30! Welcome to 806 Decatur! Stunning 3 bedroom, 2 full bath home offers great curb appeal and ample space for everyone to enjoy. The open concept living and dining area exudes charm with its pocket doors and decorative fireplace in the dining room. Flex room off living room. The cook's kitchen features crisp white cabinetry, new countertops, and appliance package. Step outside onto covered porch and enjoy the fenced-in yard and mature landscaping. On the first floor, you'll find an updated full bath and laundry, while the second floor boasts three spacious bedrooms and an updated full bath. The home also features new flooring and a neutral color palette throughout. Fully spray foam insulated crawl space. Conveniently located within walking distance to downtown and the hospital, this home also comes with a one-year home warranty. Don't miss out on the opportunity to make this your new home! Dates, room sizes, sq. ft. approx. Showings begin on Wednesday, 03/27/24!

25. 2024-02-21
    soldstatus $56,000
26. 2024-02-16
    soldstatus $56,000 Closed
27. 2023-11-18
    historical Active Under Contract
28. 2023-03-27
    listed $62,000 Active
29. 2023-01-04
    price $62,000
30. 2006-08-10
    soldstatus $78,000
31. 2005-08-31
    soldstatus $21,500
32. 2005-07-15
    listed $22,000
33. 1997-05-01
    soldstatus $30,000

ⓘ 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: $1,757 · $146/mo
• Projected year-2 tax: $2,181 · $182/mo
• Expected delta: +$424/yr (+$35/mo · 24.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 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: $25,363
• − Mortgage interest: −$9,355
• − Property taxes: −$1,757
• − Insurance: −$835
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$4,858
• Taxable income: $4,500
• Est. tax owed @ 24.0%: −$1,080
• After-tax cash flow: $5,856/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: Sandusky City
• NCES district ID: 3904474
• Math proficiency: 24% ▼ -17.00%
• Reading proficiency: 37% ▼ -9.00%
• Median HH income: $34,583
• Composite: 25.1/100
• National rank: #7532
• State rank: #583 of 656 in OH

Livability — Sandusky

• Score: 83/100
• State rank: #63
• US rank: #929

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sandusky, OH
• County: Erie County · 39,883 people
• City population: 39,883
• Metro: Sandusky, OH
• Population (ZIP): 39,883
• Household income: $62,082
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 1602.0

Population outlook (Erie County) Hauer SSP2

• Today (2025): 73,204 people
• By 2030: 71,341 · -2.5%
• By 2040: 66,771 · -8.8%
• By 2050: 62,512 · -14.6%
• By 2075: 56,154 · -23.3%
• By 2100: 49,045 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 15% Two or more races 8% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Slovak 2% Subsaharan African 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Erie

• 2024 margin: R (+14.1) · D 42.5% · R 56.6%
• 2008→2024 swing: -28.0pp toward R · 2008: 13.9pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+11.6 2016: R+9.8 2012: D+11.3 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -151.99%
• Current HPI: 209.6383
• Rent YoY: —
• Metro: Sandusky, 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

+466.7% since first listed

17 events — show timeline

• 2026-05-22 Listed $170,000 FAOR
• 2024-05-02 Sold (MLS) $139,900 MLSNOW
• 2024-05-02 Sold (MLS) $139,900 FAOR
• 2024-03-30 Contingent — MLSNOW
• 2024-03-29 Contingent — FAOR
• 2024-03-27 Listed $139,900 MLSNOW
• 2024-03-27 Listed $139,900 FAOR
• 2024-03-22 Coming Soon $139,900 FAOR
• 2024-02-21 Sold (Public Records) $56,000 Public Records
• 2024-02-16 Sold (MLS) $56,000 FAOR
• 2023-11-18 Contingent — FAOR
• 2023-03-27 Listed $62,000 FAOR
• 2023-01-04 Price Changed $62,000 FAOR
• 2006-08-10 Sold (Public Records) $78,000 Public Records
• 2005-08-31 Sold (MLS) $21,500 MLSNOW
• 2005-07-15 Listed $22,000 MLSNOW
• 1997-05-01 Sold (Public Records) $30,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,757 · +1.4% YoY. Source: county tax records.