2802 N Bayview Ln · Sandusky, OH 44870

$214,900

3 bd · 1.0 ba · 1,226 sqft · SingleFamily public records · 114 Days on market

Built 1959 7,802 sqft lot $175/sqft · 8% above area Est $199k · 8% over ↓ 2% since listing

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Why this score? — see what drove the D 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 +15.7/30.0
• Schools +5.0/10.0
• DSCR +4.8/10.0
• Livability +4.2/5.0
• ARV discount +3.8/15.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2802 Bayview Lane in Sandusky a beautifully maintained 3-bedroom, 1-bath ranch home, all on one level, making it ideal for easy living and perfect for your forever home!Located in a highly sought-after neighborhood and priced to sell, this home offers comfort, convenience, and peace of mind. Since 2019, many major updates have been completed, including the roof, furnace, water heater, vinyl siding, flooring/carpet, and updates to the kitchen and bathroom giving you a truly maintenance-friendly property. The layout offers practical single-level living with spacious bedrooms, an inviting living area, and a functional kitchen space. Outside, enjoy a low-maintenance exterior and the convenience of a 1-car garage. If you're looking for move-in ready, updated, and easy living all on one floor this is the one.

Key facts

• Single-level living
• 7,802 sq ft lot
• Garage

Tags

• MAINTENANCE-FRIENDLY PROPERTY
• LOW-MAINTENANCE EXTERIOR
• SINGLE-LEVEL LIVING
• FUNCTIONAL KITCHEN SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/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 $177k (17.6% below list).
• Recommended offer: $177k (17.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.4% in Sandusky — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Perkins Local (town): math 55% / reading 61% proficiency, ranked #303 of 656 in OH (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• 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 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

• It's been on market 114 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,096 (17.6% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.86%
• DSCR: 1.08
• GRM: 10.1

CMA / ARV

• ARV (median comp): $198,733
• List price: $214,900
• Delta: 8.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2834 Hinde Ave	0.30mi	3/2.0	1,233 (+1%)	9mo	$209,000	$170	73
3006 N Bayview Ln	0.21mi	4/1.0 (+1)	1,200 (-2%)	15mo	$210,000	$175	69
2712 Bayview Ln	0.04mi	3/1.0	1,053 (-14%)	10mo	$210,000	$199	66
2904 Sunset Ln	0.19mi	3/1.0	1,300 (+6%)	20mo	$185,000	$142	65
2607 E Perkins Ave	0.34mi	4/1.0 (+1)	1,157 (-6%)	18mo	$169,750	$147	55
2808 Monticello Ln	0.25mi	3/1.5	1,337 (+9%)	22mo	$225,000	$168	53

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-28,967
• Equity at exit: $32,042

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-17,914
• Equity at exit: $18,581

Cash invested: $60,172 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,771 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$89 /mo · $1,072/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $93

Break-even live

Break-even rent $1,653

Max offer price $214,900

Occupancy floor 90%

Sensitivity live

Price	-10% $215	-5% $154	+0% $93	+5% $32	+10% $-28
Rent	-10% $-47	-5% $23	+0% $93	+5% $163	+10% $233
Rate	-1.0pp $201	-0.5pp $148	base $93	+0.5pp $38	+1.0pp $-19

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Redwood Dr Sandusky, OH	2.0	2.0	1337	$1,978	$1.48	44d	8	0.60mi
1705 W Shoreway Dr Sandusky, OH	3.0	2.0	1512	$1,412	$0.93	44d	6	0.86mi

Listing history 22 events

1. 2026-06-19
   days on market $214,900 Active 114 DOM
2. 2026-06-18
   days on market $214,900 Active 113 DOM
3. 2026-06-17
   days on market $214,900 Active 112 DOM
4. 2026-06-16
   days on market $214,900 Active 111 DOM
5. 2026-06-15
   days on market $214,900 Active 110 DOM
6. 2026-06-14
   days on market $214,900 Active 108 DOM
7. 2026-06-12
   days on market $214,900 Active 107 DOM
8. 2026-06-09
   days on market $214,900 Active 104 DOM
9. 2026-06-08
   days on market $214,900 Active 103 DOM
10. 2026-06-07
    days on market $214,900 Active 102 DOM
11. 2026-06-05
    days on market $214,900 Active 99 DOM
12. 2026-06-03
    days on market $214,900 Active 98 DOM
13. 2026-06-02
    days on market $214,900 Active 97 DOM
14. 2026-06-01
    days on market $214,900 Active 96 DOM
15. 2026-05-31
    days on market $214,900 Active 95 DOM
16. 2026-05-30
    days on market $214,900 Active 94 DOM
17. 2026-05-18
    status Active 828-char remark

    Show marketing remark (828 chars)

    Welcome to 2802 Bayview Lane in Sandusky a beautifully maintained 3-bedroom, 1-bath ranch home, all on one level, making it ideal for easy living and perfect for your forever home!Located in a highly sought-after neighborhood and priced to sell, this home offers comfort, convenience, and peace of mind. Since 2019, many major updates have been completed, including the roof, furnace, water heater, vinyl siding, flooring/carpet, and updates to the kitchen and bathroom giving you a truly maintenance-friendly property. The layout offers practical single-level living with spacious bedrooms, an inviting living area, and a functional kitchen space. Outside, enjoy a low-maintenance exterior and the convenience of a 1-car garage. If you're looking for move-in ready, updated, and easy living all on one floor this is the one.

18. 2026-05-06
    historical Active Under Contract 828-char remark

    Show marketing remark (828 chars)

    Welcome to 2802 Bayview Lane in Sandusky a beautifully maintained 3-bedroom, 1-bath ranch home, all on one level, making it ideal for easy living and perfect for your forever home!Located in a highly sought-after neighborhood and priced to sell, this home offers comfort, convenience, and peace of mind. Since 2019, many major updates have been completed, including the roof, furnace, water heater, vinyl siding, flooring/carpet, and updates to the kitchen and bathroom giving you a truly maintenance-friendly property. The layout offers practical single-level living with spacious bedrooms, an inviting living area, and a functional kitchen space. Outside, enjoy a low-maintenance exterior and the convenience of a 1-car garage. If you're looking for move-in ready, updated, and easy living all on one floor this is the one.

19. 2026-04-30
    status Active 828-char remark

    Show marketing remark (828 chars)

    Welcome to 2802 Bayview Lane in Sandusky a beautifully maintained 3-bedroom, 1-bath ranch home, all on one level, making it ideal for easy living and perfect for your forever home!Located in a highly sought-after neighborhood and priced to sell, this home offers comfort, convenience, and peace of mind. Since 2019, many major updates have been completed, including the roof, furnace, water heater, vinyl siding, flooring/carpet, and updates to the kitchen and bathroom giving you a truly maintenance-friendly property. The layout offers practical single-level living with spacious bedrooms, an inviting living area, and a functional kitchen space. Outside, enjoy a low-maintenance exterior and the convenience of a 1-car garage. If you're looking for move-in ready, updated, and easy living all on one floor this is the one.

20. 2026-04-28
    historical Active Under Contract 828-char remark

    Show marketing remark (828 chars)

    Welcome to 2802 Bayview Lane in Sandusky a beautifully maintained 3-bedroom, 1-bath ranch home, all on one level, making it ideal for easy living and perfect for your forever home!Located in a highly sought-after neighborhood and priced to sell, this home offers comfort, convenience, and peace of mind. Since 2019, many major updates have been completed, including the roof, furnace, water heater, vinyl siding, flooring/carpet, and updates to the kitchen and bathroom giving you a truly maintenance-friendly property. The layout offers practical single-level living with spacious bedrooms, an inviting living area, and a functional kitchen space. Outside, enjoy a low-maintenance exterior and the convenience of a 1-car garage. If you're looking for move-in ready, updated, and easy living all on one floor this is the one.

21. 2026-04-15
    price $214,900 828-char remark

    Show marketing remark (828 chars)

    Welcome to 2802 Bayview Lane in Sandusky a beautifully maintained 3-bedroom, 1-bath ranch home, all on one level, making it ideal for easy living and perfect for your forever home!Located in a highly sought-after neighborhood and priced to sell, this home offers comfort, convenience, and peace of mind. Since 2019, many major updates have been completed, including the roof, furnace, water heater, vinyl siding, flooring/carpet, and updates to the kitchen and bathroom giving you a truly maintenance-friendly property. The layout offers practical single-level living with spacious bedrooms, an inviting living area, and a functional kitchen space. Outside, enjoy a low-maintenance exterior and the convenience of a 1-car garage. If you're looking for move-in ready, updated, and easy living all on one floor this is the one.

22. 2026-02-25
    listed $219,900 Active 828-char remark

    Show marketing remark (828 chars)

    Welcome to 2802 Bayview Lane in Sandusky a beautifully maintained 3-bedroom, 1-bath ranch home, all on one level, making it ideal for easy living and perfect for your forever home!Located in a highly sought-after neighborhood and priced to sell, this home offers comfort, convenience, and peace of mind. Since 2019, many major updates have been completed, including the roof, furnace, water heater, vinyl siding, flooring/carpet, and updates to the kitchen and bathroom giving you a truly maintenance-friendly property. The layout offers practical single-level living with spacious bedrooms, an inviting living area, and a functional kitchen space. Outside, enjoy a low-maintenance exterior and the convenience of a 1-car garage. If you're looking for move-in ready, updated, and easy living all on one floor this is the one.

ⓘ 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: $1,072 · $89/mo
• Projected year-2 tax: $2,212 · $184/mo
• Expected delta: +$1,140/yr (+$95/mo · 106.4%)

ⓘ 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 (shaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°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: $21,252
• − Mortgage interest: −$12,038
• − Property taxes: −$1,072
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − Depreciation: −$6,252
• Taxable loss: −$2,584
• Est. tax savings @ 24.0%: +$620
• After-tax cash flow: $1,739/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: Perkins Local
• NCES district ID: 3904681
• Math proficiency: 55% ▼ -10.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $59,013
• Composite: 50.26/100
• National rank: #1890
• State rank: #303 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

• 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

-2.3% since first listed

6 events — show timeline

• 2026-05-18 Relisted — FAOR
• 2026-05-06 Contingent — FAOR
• 2026-04-30 Relisted — FAOR
• 2026-04-28 Contingent — FAOR
• 2026-04-15 Price Changed $214,900 FAOR
• 2026-02-25 Listed $219,900 FAOR

Property tax history

-4.1%/yr

Latest (2025): $1,072 · -32.4% YoY. Source: county tax records.