702 S 7th St · Upper Sandusky, OH 43351

$89,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 34 Days on market

Built 1900 9,148 sqft lot

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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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• 1% rule +6.3/10.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 3-bedroom home sits on a large lot with a detached garage, and it just needs your TLC! Priced to sell!

Key facts

• 9,148 sq ft lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Off-street parking; 2-car garage
• Utilities: Electricity connected; Natural gas connected; Public sewer; Public water
• Home design: Single-family residence; Two levels (2 stories); Not attached to other structures; No shared/common walls; Living area approximately 1,456
• Construction: Vinyl siding; Other foundation details
• Exterior features: Metal roof

Interior

• Kitchen: Main-level kitchen
• Bedrooms: Bedroom 2 (Upper); Bedroom 3 (Upper)
• Flooring: Other flooring
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Natural gas heating
• Interior features: 7 total rooms; Basement; Other interior features
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.6% in Upper 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 75/100 on livability (#248 in OH, #3,965 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.
• Upper Sandusky Exempted Village (town): math 60% / reading 64% proficiency, ranked #268 of 656 in OH (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: South Elementary School (math 62% / reading 47%, grade C, #788 of 1,584 statewide, top 52%, 130 students, 40% FRL); Upper Sandusky Middle School (math 63% / reading 66%, grade A-, #205 of 654 statewide, top 34%, 526 students, 37% FRL); Upper Sandusky High School (math 42% / reading 62%, grade D+, #343 of 781 statewide, top 47%, 540 students, 23% FRL) — zoned schools at 33% FRL track the district average.
• Market conditions: 40 active listings in the ZIP; 20 units permitted in Wyandot County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($72k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $3k of equity ($615 loan paydown + $3k appreciation (2.9% local appreciation)).
• Wyandot County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $53k; list at $89k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $86,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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: 1.13% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.68%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $190,736
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
456 S Hazel St	0.36mi	3/1.0	1,316 (-10%)	1mo	$187,000	$142	63
476 S Hazel St	0.33mi	2/1.0 (-1)	1,564 (+7%)	4mo	$205,000	$131	60
410 Spring St	0.41mi	3/3.0	1,564 (+7%)	10mo	$290,000	$185	56
363 Spring St	0.23mi	3/1.0	1,318 (-10%)	24mo	$130,000	$99	50
348 S 8th St	0.47mi	3/1.5	1,248 (-14%)	9mo	$194,000	$155	45
510 S 8th St	0.34mi	3/2.0	1,670 (+15%)	23mo	$205,000	$123	41
213 E Johnson St	0.68mi	4/1.0 (+1)	1,314 (-10%)	5mo	$115,000	$88	38
418 & 420 Mcconnell St	0.46mi	3/1.0	1,280 (-12%)	23mo	$90,000	$70	35
217 S 8th St	0.62mi	3/1.5	1,248 (-14%)	20mo	$185,000	$148	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.3%
• Equity multiple: 1.87×
• Total profit: $21,563
• Equity at exit: $39,319

10-year hold

• IRR: 17.1%
• Equity multiple: 3.47×
• Total profit: $61,524
• Equity at exit: $60,057

Cash invested: $24,920 (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 43351

• Home prices YoY: 0.8%
• Active inventory: 40
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,007 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$111 /mo · $1,334/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $180

Break-even live

Break-even rent $778

Max offer price $89,000

Occupancy floor 77%

Sensitivity live

Price	-10% $231	-5% $205	+0% $180	+5% $155	+10% $130
Rent	-10% $101	-5% $141	+0% $180	+5% $220	+10% $260
Rate	-1.0pp $225	-0.5pp $203	base $180	+0.5pp $157	+1.0pp $134

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $89,000 Active 34 DOM
2. 2026-06-21
   days on market $89,000 Active 33 DOM
3. 2026-06-18
   days on market $89,000 Active 31 DOM
4. 2026-06-17
   days on market $89,000 Active 30 DOM
5. 2026-06-16
   days on market $89,000 Active 29 DOM
6. 2026-06-15
   days on market $89,000 Active 28 DOM
7. 2026-06-13
   days on market $89,000 Active 26 DOM
8. 2026-06-12
   days on market $89,000 Active 25 DOM
9. 2026-06-09
   days on market $89,000 Active 22 DOM
10. 2026-06-08
    days on market $89,000 Active 21 DOM
11. 2026-06-08
    days on market $89,000 Active 20 DOM
12. 2026-06-04
    days on market $89,000 Active 16 DOM
13. 2026-06-02
    days on market $89,000 Active 15 DOM
14. 2026-06-01
    days on market $89,000 Active 14 DOM
15. 2026-05-31
    days on market $89,000 Active 13 DOM
16. 2026-05-18
    listed $89,000 Active
17. 1996-08-09
    soldstatus $53,000

ⓘ 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: $1,334 · $111/mo
• Projected year-2 tax: $1,361 · $113/mo
• Expected delta: +$27/yr (+$2/mo · 2.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,081
• − Mortgage interest: −$4,985
• − Property taxes: −$1,334
• − Insurance: −$445
• − Repairs & maintenance: −$966
• − Management: −$966
• − Depreciation: −$2,589
• Taxable income: $794
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $1,973/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: Upper Sandusky Exempted Village
• NCES district ID: 3910024
• Math proficiency: 60% ▼ -7.00%
• Reading proficiency: 64% ▼ -7.00%
• Median HH income: $44,745
• Composite: 52.22/100
• National rank: #1603
• State rank: #268 of 656 in OH

Livability — Upper Sandusky

• Score: 75/100
• State rank: #248
• US rank: #3965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Upper Sandusky, OH
• County: Wyandot · 23,050 people
• Population (ZIP): 10,568
• Household income: $71,748
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 3.6

Population outlook (Wyandot County) Hauer SSP2

• Today (2025): 21,485 people
• By 2030: 20,883 · -2.8%
• By 2040: 19,425 · -9.6%
• By 2050: 17,815 · -17.1%
• By 2075: 14,208 · -33.9%
• By 2100: 10,744 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Serbian 5% Slovak 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Wyandot

• 2024 margin: Solid R (+51.2) · D 24.0% · R 75.2%
• 2008→2024 swing: -34.7pp toward R · 2008: -16.5pp · 2024: -51.2pp
• All cycles: 2024: R+51.2 2020: R+50.3 2016: R+46.8 2012: R+20.4 2008: R+16.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.86%
• Current HPI: 343.75
• 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

+67.9% since first listed

2 events — show timeline

• 2026-05-18 Listed $89,000 NORIS
• 1996-08-09 Sold (Public Records) $53,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $1,334 · +22.0% YoY. Source: county tax records.