1131 Fifth St · Sandusky, OH 44870

$209,000

3 bd · 2.0 ba · 1,480 sqft · SingleFamily public records · 12 Days on market

Built 1930 4,356 sqft lot Est $157k · 33% over

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Why this score? — see what drove the F 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 +14.5/30.0
• DSCR +4.4/10.0
• Livability +4.2/5.0
• 1% rule +3.5/10.0
• 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

There's so much to love about this charming move-in-ready craftsman! Nestled on a quaint tree-lined street, this home has super welcoming curb appeal with fresh landscaping and an inviting front porch! Large living room gives this home a stately entrance with tall ceilings and a fabulous open concept layout. Spacious well-designed kitchen offers a large island, ample cabinetry and prep space, and lovely eat-in area! Adjoining rear family room is a rare find and offers even more space for entertaining and everyday living! Main floor full bathroom for added convenience. Upstairs you'll find three spacious bedrooms with ample closet space and the second full bathroom. Large clean basement has tons of space for additional storage and spacious laundry area. Two car garage with alley access features brand new siding and roof! Homes like this are hard to come by, it's an absolute must see! Schedule your personal tour today!

Key facts

• Eat in area
• Tree lined street
• Front porch

Tags

• TREE LINED STREET
• FRONT PORCH
• OPEN CONCEPT LAYOUT
• LARGE ISLAND
• ABUNDANT CABINETRY
• EAT IN AREA

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Construction: Stone and vinyl siding exterior
• Exterior features: Asphalt/fiberglass roof

Interior

• Kitchen: Dishwasher, Range, Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas forced-air heating
• Interior features: Dishwasher, Range, Refrigerator; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $44 ($529/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 $178k (14.7% below list).
• Recommended offer: $178k (14.7% below list) — sets the bar for 1% rule.

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: 210 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 34% 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 $6k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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 $169k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $178,292 (14.7% below list)

Questions for the listing agent

1. Built in 1930 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.85% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $156,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1130 Fourth St	0.04mi	4/2.0 (+1)	1,589 (+7%)	3mo	$140,000	$88	79
1104 Waverly Rd	0.13mi	3/1.0	1,336 (-10%)	7mo	$180,000	$135	68
1111 Erie St	0.18mi	3/1.5	1,344 (-9%)	9mo	$175,000	$130	67
1310 E Larchmont Dr	0.54mi	4/2.0 (+1)	1,503 (+2%)	0mo	$185,000	$123	67
919 Hancock St	0.55mi	3/1.0	1,426 (-4%)	3mo	$72,000	$50	62
1002 Sycamore Line	0.23mi	3/1.0	1,288 (-13%)	3mo	$140,000	$109	61
522 E Jefferson St	0.60mi	3/2.0	1,547 (+4%)	4mo	$50,000	$32	61
1414 Buckingham St	0.22mi	2/1.0 (-1)	1,296 (-12%)	6mo	$130,000	$100	55
604 E Jefferson St	0.58mi	4/1.5 (+1)	1,400 (-5%)	7mo	$143,900	$103	51
1302 E Larchmont Dr	0.53mi	4/2.0 (+1)	1,647 (+11%)	8mo	$175,000	$106	45
914 Hayes Ave	0.74mi	3/1.0	1,320 (-11%)	1mo	$133,000	$101	43
1644 S Larchmont Dr	0.56mi	3/1.0	1,268 (-14%)	8mo	$145,000	$114	40

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-31,079
• Equity at exit: $31,163

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-23,535
• Equity at exit: $18,071

Cash invested: $58,520 (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: 210
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,783 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$181 /mo · $2,175/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $44

Break-even live

Break-even rent $1,727

Max offer price $209,000

Occupancy floor 93%

Sensitivity live

Price	-10% $162	-5% $103	+0% $44	+5% $-15	+10% $-74
Rent	-10% $-97	-5% $-26	+0% $44	+5% $115	+10% $185
Rate	-1.0pp $149	-0.5pp $97	base $44	+0.5pp $-10	+1.0pp $-65

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	45d	1	0.27mi
1032 Perry St Sandusky, OH	4.0	2.5	1845	$850	$0.46	45d	1	0.27mi
156 E Market St Sandusky, OH	1.0–2.0	1.0–2.5	1266	$3,539	$2.79	45d	5	1.04mi

Listing history 30 events

1. 2026-06-21
   days on market $209,000 Active 12 DOM
2. 2026-06-19
   days on market $209,000 Active 10 DOM
3. 2026-06-18
   days on market $209,000 Active 9 DOM
4. 2026-06-17
   days on market $209,000 Active 8 DOM
5. 2026-06-16
   days on market $209,000 Active 7 DOM
6. 2026-06-15
   days on market $209,000 Active 6 DOM
7. 2026-06-14
   days on market $209,000 Active 4 DOM
8. 2026-06-12
   pricestatusdays on marketlisting id $209,000 Active 3 DOM
9. 2026-06-09
   days on market $205,000 Active Under Contract 123 DOM
10. 2026-06-08
    days on market $205,000 Active Under Contract 122 DOM
11. 2026-06-07
    days on market $205,000 Active Under Contract 121 DOM
12. 2026-06-03
    days on market $205,000 Active Under Contract 117 DOM
13. 2026-06-02
    days on market $205,000 Active Under Contract 116 DOM
14. 2026-06-01
    days on market $205,000 Active Under Contract 115 DOM
15. 2026-05-31
    days on market $205,000 Active Under Contract 114 DOM
16. 2026-05-30
    days on market $205,000 Active Under Contract 113 DOM
17. 2026-03-13
    historical Active Under Contract
18. 2026-02-07
    listed $205,000 Active
19. 2026-02-05
    historical $205,000
20. 2022-07-26
    soldstatus $169,000 930-char remark

    Show marketing remark (930 chars)

    There's so much to love about this charming move-in-ready craftsman! Nestled on a quaint tree-lined street, this home has super welcoming curb appeal with fresh landscaping and an inviting front porch! Large living room gives this home a stately entrance with tall ceilings and a fabulous open concept layout. Spacious well-designed kitchen offers a large island, ample cabinetry and prep space, and lovely eat-in area! Adjoining rear family room is a rare find and offers even more space for entertaining and everyday living! Main floor full bathroom for added convenience. Upstairs you'll find three spacious bedrooms with ample closet space and the second full bathroom. Large clean basement has tons of space for additional storage and spacious laundry area. Two car garage with alley access features brand new siding and roof! Homes like this are hard to come by, it's an absolute must see! Schedule your personal tour today!

21. 2022-07-26
    soldstatus $169,000

    Show marketing remark (930 chars)

    There's so much to love about this charming move-in-ready craftsman! Nestled on a quaint tree-lined street, this home has super welcoming curb appeal with fresh landscaping and an inviting front porch! Large living room gives this home a stately entrance with tall ceilings and a fabulous open concept layout. Spacious well-designed kitchen offers a large island, ample cabinetry and prep space, and lovely eat-in area! Adjoining rear family room is a rare find and offers even more space for entertaining and everyday living! Main floor full bathroom for added convenience. Upstairs you'll find three spacious bedrooms with ample closet space and the second full bathroom. Large clean basement has tons of space for additional storage and spacious laundry area. Two car garage with alley access features brand new siding and roof! Homes like this are hard to come by, it's an absolute must see! Schedule your personal tour today!

22. 2022-06-17
    listed $174,900 Active
23. 2022-05-17
    listed $174,900 930-char remark

    Show marketing remark (930 chars)

    There's so much to love about this charming move-in-ready craftsman! Nestled on a quaint tree-lined street, this home has super welcoming curb appeal with fresh landscaping and an inviting front porch! Large living room gives this home a stately entrance with tall ceilings and a fabulous open concept layout. Spacious well-designed kitchen offers a large island, ample cabinetry and prep space, and lovely eat-in area! Adjoining rear family room is a rare find and offers even more space for entertaining and everyday living! Main floor full bathroom for added convenience. Upstairs you'll find three spacious bedrooms with ample closet space and the second full bathroom. Large clean basement has tons of space for additional storage and spacious laundry area. Two car garage with alley access features brand new siding and roof! Homes like this are hard to come by, it's an absolute must see! Schedule your personal tour today!

24. 2011-11-18
    soldstatus $105,000
25. 2008-02-29
    soldstatus $103,500
26. 2008-02-29
    soldstatus $103,500
27. 2007-07-09
    listed $109,900
28. 2007-01-18
    soldstatus $53,000
29. 2006-06-09
    soldstatus $56,000
30. 1995-02-21
    soldstatus $60,000

ⓘ 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: $2,175 · $181/mo
• Projected year-2 tax: $2,718 · $226/mo
• Expected delta: +$542/yr (+$45/mo · 24.9%)

ⓘ 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 · 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: $21,395
• − Mortgage interest: −$11,707
• − Property taxes: −$2,175
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$6,080
• Taxable loss: −$3,036
• Est. tax savings @ 24.0%: +$729
• After-tax cash flow: $1,258/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

+241.7% since first listed

14 events — show timeline

• 2026-03-13 Contingent — FAOR
• 2026-02-07 Listed $205,000 FAOR
• 2026-02-05 Coming Soon $205,000 FAOR
• 2022-07-26 Sold (Public Records) $169,000 Public Records
• 2022-07-26 Sold (MLS) $169,000 FAOR
• 2022-06-17 Listed $174,900 MLSNOW
• 2022-05-17 Listed $174,900 FAOR
• 2011-11-18 Sold (Public Records) $105,000 Public Records
• 2008-02-29 Sold (Public Records) $103,500 Public Records
• 2008-02-29 Sold (MLS) $103,500 MLSNOW
• 2007-07-09 Listed $109,900 MLSNOW
• 2007-01-18 Sold (Public Records) $53,000 Public Records
• 2006-06-09 Sold (Public Records) $56,000 Public Records
• 1995-02-21 Sold (Public Records) $60,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,175 · -1.0% YoY. Source: county tax records.