1310 E Larchmont Dr · Sandusky, OH 44870

$179,900

3 bd · 1.0 ba · 1,647 sqft · SingleFamily public records · 8 Days on market

Built 1960 6,973 sqft lot Est $183k · at est.

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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 +22.1/30.0
• ARV discount +8.2/15.0
• DSCR +7.1/10.0
• 1% rule +4.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This fully renovated 1,503 SF sprawling ranch is an absolute must-see! The moment you step inside you'll love the one story floor plan accented by gorgeous designer-inspired finishes throughout. Fabulous eat-in kitchen offers ample cabinetry and prep space, new backsplash, and a large dining area with a stylish new chandelier! There's no shortage of living space with this home's spacious front living room and the generously sized 18'x19' back room with attached full bathroom, which offers the perfect opportunity for a large great room or could be used as a massive 4th bedroom with doors to the back patio! Three spacious bedrooms and another fully renovated bathroom give this home so much appeal - not to mention the conveniently located laundry, ample storage throughout, and central air for added comfort during the summer months. Tons of off-street parking and a large fully-fenced backyard perfect for entertaining. You won't want to miss out on this one!

Key facts

• Updated baths
• Lake erie location
• Flexible layout

Tags

• LAKE ERIE LOCATION
• CEDAR POINT PROXIMITY
• FULLY FENCED YARD
• MAIN LEVEL LAUNDRY
• UPDATED BATHS
• FLEXIBLE LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/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 $171k (4.8% below list).
• Recommended offer: $171k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 128 units permitted in Erie County in 2024 (5 in 5+ unit buildings).
• This rent runs 33% 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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.

Recommended offer $171,337 (4.8% below list)

Questions for the listing agent

1. Built in 1960 — 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: 0.95% ✗
• Cap rate: 8.23%
• Cash-on-cash: 6.90%
• DSCR: 1.31
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $182,817
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1302 E Larchmont Dr	0.02mi	4/2.0 (+1)	1,647 (0%)	8mo	$175,000	$106	84
1310 E Larchmont Dr	0.00mi	4/2.0 (+1)	1,503 (-9%)	0mo	$185,000	$123	76
1202 Chalet Dr	0.67mi	3/1.5	1,654 (+0%)	4mo	$181,000	$109	63
1302 5th St	0.42mi	3/1.5	1,805 (+10%)	0mo	$205,000	$114	62
1130 Fourth St	0.55mi	4/2.0 (+1)	1,589 (-4%)	3mo	$140,000	$88	58
1921 Adrian Cir	0.63mi	3/2.0	1,635 (-1%)	10mo	$265,000	$162	57
1024 Fifth St	0.63mi	3/2.0	1,668 (+1%)	10mo	$185,000	$111	56
1113 Ogontz St	0.60mi	3/1.5	1,756 (+7%)	6mo	$132,000	$75	53
1250 Alpine Dr	0.65mi	3/1.5	1,696 (+3%)	11mo	$185,000	$109	53
1455 Judy Ln	0.35mi	4/2.0 (+1)	1,803 (+10%)	11mo	$175,000	$97	50
1841 Bauer Ave	0.58mi	3/1.0	1,437 (-13%)	9mo	$258,000	$180	44
1210 Chalet Dr	0.66mi	4/2.0 (+1)	1,512 (-8%)	5mo	$180,000	$119	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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-10,786
• Equity at exit: $26,824

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $14,023
• Equity at exit: $15,554

Cash invested: $50,372 (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 44870

• Active inventory: 209
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,713 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$46 /mo · $546/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $290

Break-even live

Break-even rent $1,347

Max offer price $179,900

Occupancy floor 78%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1107 1st St Unit 1496057P Sandusky, OH	4.0	3.0	1151	$6,631	$5.76	43d	1	0.68mi
1032 Perry St Sandusky, OH	4.0	2.5	1845	$850	$0.46	43d	1	0.78mi
1705 W Shoreway Dr Sandusky, OH	3.0	2.0	1512	$1,412	$0.93	43d	6	1.03mi
122 Redwood Dr Sandusky, OH	2.0	2.0	1337	$1,978	$1.48	43d	8	1.28mi

Listing history 10 events

1. 2026-04-24
   status Pending
2. 2026-04-16
   listed $179,900 Active
3. 2024-10-11
   soldstatus $164,000 Closed 967-char remark

   Show marketing remark (967 chars)

   This fully renovated 1,503 SF sprawling ranch is an absolute must-see! The moment you step inside you'll love the one story floor plan accented by gorgeous designer-inspired finishes throughout. Fabulous eat-in kitchen offers ample cabinetry and prep space, new backsplash, and a large dining area with a stylish new chandelier! There's no shortage of living space with this home's spacious front living room and the generously sized 18'x19' back room with attached full bathroom, which offers the perfect opportunity for a large great room or could be used as a massive 4th bedroom with doors to the back patio! Three spacious bedrooms and another fully renovated bathroom give this home so much appeal - not to mention the conveniently located laundry, ample storage throughout, and central air for added comfort during the summer months. Tons of off-street parking and a large fully-fenced backyard perfect for entertaining. You won't want to miss out on this one!

4. 2024-09-19
   historical Active Under Contract 967-char remark

   Show marketing remark (967 chars)

   This fully renovated 1,503 SF sprawling ranch is an absolute must-see! The moment you step inside you'll love the one story floor plan accented by gorgeous designer-inspired finishes throughout. Fabulous eat-in kitchen offers ample cabinetry and prep space, new backsplash, and a large dining area with a stylish new chandelier! There's no shortage of living space with this home's spacious front living room and the generously sized 18'x19' back room with attached full bathroom, which offers the perfect opportunity for a large great room or could be used as a massive 4th bedroom with doors to the back patio! Three spacious bedrooms and another fully renovated bathroom give this home so much appeal - not to mention the conveniently located laundry, ample storage throughout, and central air for added comfort during the summer months. Tons of off-street parking and a large fully-fenced backyard perfect for entertaining. You won't want to miss out on this one!

5. 2024-08-26
   price $169,900 967-char remark

   Show marketing remark (967 chars)

   This fully renovated 1,503 SF sprawling ranch is an absolute must-see! The moment you step inside you'll love the one story floor plan accented by gorgeous designer-inspired finishes throughout. Fabulous eat-in kitchen offers ample cabinetry and prep space, new backsplash, and a large dining area with a stylish new chandelier! There's no shortage of living space with this home's spacious front living room and the generously sized 18'x19' back room with attached full bathroom, which offers the perfect opportunity for a large great room or could be used as a massive 4th bedroom with doors to the back patio! Three spacious bedrooms and another fully renovated bathroom give this home so much appeal - not to mention the conveniently located laundry, ample storage throughout, and central air for added comfort during the summer months. Tons of off-street parking and a large fully-fenced backyard perfect for entertaining. You won't want to miss out on this one!

6. 2024-08-10
   listed $184,900 Active 967-char remark

   Show marketing remark (967 chars)

   This fully renovated 1,503 SF sprawling ranch is an absolute must-see! The moment you step inside you'll love the one story floor plan accented by gorgeous designer-inspired finishes throughout. Fabulous eat-in kitchen offers ample cabinetry and prep space, new backsplash, and a large dining area with a stylish new chandelier! There's no shortage of living space with this home's spacious front living room and the generously sized 18'x19' back room with attached full bathroom, which offers the perfect opportunity for a large great room or could be used as a massive 4th bedroom with doors to the back patio! Three spacious bedrooms and another fully renovated bathroom give this home so much appeal - not to mention the conveniently located laundry, ample storage throughout, and central air for added comfort during the summer months. Tons of off-street parking and a large fully-fenced backyard perfect for entertaining. You won't want to miss out on this one!

7. 2024-04-26
   soldstatus $88,000 Closed 339-char remark

   Show marketing remark (339 chars)

   Check out this fixer upper just ten minutes from Cedar Point! This 3 bedroom ranch home features first floor laundry, fenced in yard, and a large back patio. This home will be a Minimum bid auction of just $69,000 on Thursday April 4th at 4 PM. Preview and registration will begin at 3 PM. A 10% buyer's premium will be added to final bid.

8. 2024-04-05
   status Pending 339-char remark

   Show marketing remark (339 chars)

   Check out this fixer upper just ten minutes from Cedar Point! This 3 bedroom ranch home features first floor laundry, fenced in yard, and a large back patio. This home will be a Minimum bid auction of just $69,000 on Thursday April 4th at 4 PM. Preview and registration will begin at 3 PM. A 10% buyer's premium will be added to final bid.

9. 2024-04-05
   price $88,000 339-char remark

   Show marketing remark (339 chars)

   Check out this fixer upper just ten minutes from Cedar Point! This 3 bedroom ranch home features first floor laundry, fenced in yard, and a large back patio. This home will be a Minimum bid auction of just $69,000 on Thursday April 4th at 4 PM. Preview and registration will begin at 3 PM. A 10% buyer's premium will be added to final bid.

10. 2024-03-05
    listed $69,000 Active 339-char remark

    Show marketing remark (339 chars)

    Check out this fixer upper just ten minutes from Cedar Point! This 3 bedroom ranch home features first floor laundry, fenced in yard, and a large back patio. This home will be a Minimum bid auction of just $69,000 on Thursday April 4th at 4 PM. Preview and registration will begin at 3 PM. A 10% buyer's premium will be added to final bid.

ⓘ 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: $546 · $46/mo
• Projected year-2 tax: $1,676 · $140/mo
• Expected delta: +$1,130/yr (+$94/mo · 207.0%)

ⓘ 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 ≥94°F today · 15 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: $20,560
• − Mortgage interest: −$10,077
• − Property taxes: −$546
• − Insurance: −$900
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$5,233
• Taxable income: $515
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $3,353/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

+160.7% since first listed

10 events — show timeline

• 2026-04-24 Pending — MLSNOW
• 2026-04-16 Listed $179,900 MLSNOW
• 2024-10-11 Sold (MLS) $164,000 FAOR
• 2024-09-19 Contingent — FAOR
• 2024-08-26 Price Changed $169,900 FAOR
• 2024-08-10 Listed $184,900 FAOR
• 2024-04-26 Sold (MLS) $88,000 NORIS
• 2024-04-05 Pending — NORIS
• 2024-04-05 Price Changed $88,000 NORIS
• 2024-03-05 Listed $69,000 NORIS

Property tax history

-4.5%/yr

Latest (2025): $546 · -44.6% YoY. Source: county tax records.