934 Holgate Ave · Defiance, OH 43512

$104,900

3 bd · 1.5 ba · 1,706 sqft · SingleFamily public records · 164 Days on market

Built 1870 0.45 ac lot $61/sqft · 24% below area Est $138k · 24% under

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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 +15.2/30.0
• ARV discount +15.0/15.0
• 1% rule +4.8/10.0
• DSCR +4.7/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to live along the Maumee River in historic Defiance OH. This 4 bed 2 bath home features 1706 sq. ft. of living space. The large .45 acre lot features a deck overlooking the river. The first floor features a spacious living room, foyer and dining room all with hardwood floors. Kitchen has ample storage space and space to eat in. Upstairs features a roomy primary and three additional bedrooms as well as a full bath. An opportunity to build equity in a great neighborhood with your improvements. All offers to be submitted on PropOffers.com

Key facts

• Ample storage space
• Great neighborhood
• Hardwood floors

Tags

• DECK OVERLOOKING RIVER
• HARDWOOD FLOORS
• AMPLE STORAGE SPACE
• GREAT NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $37 ($442/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 $103k (1.9% below list).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.7% vs local median 2.5% in Defiance — 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 71/100 on livability (#448 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: employment D, amenities F, commute F.
• Defiance City (town): math 48% / reading 51% proficiency, ranked #449 of 656 in OH (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 135 active listings in the ZIP; 41 units permitted in Defiance 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

• Local home prices are declining (-3.0%/yr); year-one equity from $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Defiance County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 25y ago; this cycle's ask has dropped $40k (28%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1870 — 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. 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?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.50%
• DSCR: 1.07
• GRM: 8.5

CMA / ARV

• ARV (median comp): $137,909
• List price: $104,900
• Delta: -23.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1218 Schultz St	0.50mi	3/1.5	1,658 (-3%)	4mo	$199,000	$120	69
935 Latty St	0.52mi	3/1.5	1,624 (-5%)	4mo	$184,900	$114	64
935 Jefferson Ave	0.65mi	3/2.0	1,685 (-1%)	4mo	$153,600	$91	62
745 Kentner St	0.25mi	3/2.0	1,462 (-14%)	2mo	$145,000	$99	61
617 Holgate Ave	0.39mi	3/2.0	1,852 (+9%)	10mo	$200,000	$108	57
1101 Jefferson Ave	0.70mi	3/2.0	1,640 (-4%)	7mo	$186,500	$114	53
716 Davidson St	0.23mi	2/1.5 (-1)	1,456 (-15%)	11mo	$160,000	$110	51
608 Holgate Ave	0.40mi	4/3.0 (+1)	1,904 (+12%)	4mo	$210,000	$110	47
209 Harding St	0.62mi	3/2.5	1,548 (-9%)	11mo	$145,000	$94	42
202 Wilson St	0.73mi	4/1.5 (+1)	1,876 (+10%)	4mo	$210,000	$112	41
890 Dolan St	0.68mi	4/3.0 (+1)	1,875 (+10%)	2mo	$251,650	$134	39
220 Ruth Ann Dr	0.73mi	3/1.5	1,479 (-13%)	8mo	$192,000	$130	37

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-14,608
• Equity at exit: $15,641

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-9,513
• Equity at exit: $9,070

Cash invested: $29,372 (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 43512

• Home prices YoY: -24.3%
• Active inventory: 135
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$182 /mo · $2,185/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $37

Break-even live

Break-even rent $982

Max offer price $104,900

Occupancy floor 91%

Sensitivity live

Price	-10% $96	-5% $66	+0% $37	+5% $7	+10% $-23
Rent	-10% $-44	-5% $-4	+0% $37	+5% $77	+10% $118
Rate	-1.0pp $90	-0.5pp $63	base $37	+0.5pp $10	+1.0pp $-18

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $104,900 Active 164 DOM
2. 2026-06-18
   days on market $104,900 Active 162 DOM
3. 2026-06-17
   days on market $104,900 Active 161 DOM
4. 2026-06-16
   days on market $104,900 Active 160 DOM
5. 2026-06-15
   days on market $104,900 Active 159 DOM
6. 2026-06-13
   days on market $104,900 Active 157 DOM
7. 2026-06-12
   days on market $104,900 Active 156 DOM
8. 2026-06-09
   days on market $104,900 Active 153 DOM
9. 2026-06-08
   days on market $104,900 Active 152 DOM
10. 2026-06-08
    days on market $104,900 Active 151 DOM
11. 2026-06-07
    days on market $104,900 Active 150 DOM
12. 2026-06-04
    days on market $104,900 Active 147 DOM
13. 2026-06-02
    days on market $104,900 Active 146 DOM
14. 2026-06-01
    days on market $104,900 Active 145 DOM
15. 2026-05-31
    days on market $104,900 Active 144 DOM
16. 2026-04-22
    price $114,900 559-char remark

    Show marketing remark (559 chars)

    Great opportunity to live along the Maumee River in historic Defiance OH. This 4 bed 2 bath home features 1706 sq. ft. of living space. The large .45 acre lot features a deck overlooking the river. The first floor features a spacious living room, foyer and dining room all with hardwood floors. Kitchen has ample storage space and space to eat in. Upstairs features a roomy primary and three additional bedrooms as well as a full bath. An opportunity to build equity in a great neighborhood with your improvements. All offers to be submitted on PropOffers.com

17. 2026-03-16
    price $124,900 559-char remark

    Show marketing remark (559 chars)

    Great opportunity to live along the Maumee River in historic Defiance OH. This 4 bed 2 bath home features 1706 sq. ft. of living space. The large .45 acre lot features a deck overlooking the river. The first floor features a spacious living room, foyer and dining room all with hardwood floors. Kitchen has ample storage space and space to eat in. Upstairs features a roomy primary and three additional bedrooms as well as a full bath. An opportunity to build equity in a great neighborhood with your improvements. All offers to be submitted on PropOffers.com

18. 2026-02-11
    price $134,900 559-char remark

    Show marketing remark (559 chars)

    Great opportunity to live along the Maumee River in historic Defiance OH. This 4 bed 2 bath home features 1706 sq. ft. of living space. The large .45 acre lot features a deck overlooking the river. The first floor features a spacious living room, foyer and dining room all with hardwood floors. Kitchen has ample storage space and space to eat in. Upstairs features a roomy primary and three additional bedrooms as well as a full bath. An opportunity to build equity in a great neighborhood with your improvements. All offers to be submitted on PropOffers.com

19. 2026-01-06
    listed $144,900 Active 559-char remark

    Show marketing remark (559 chars)

    Great opportunity to live along the Maumee River in historic Defiance OH. This 4 bed 2 bath home features 1706 sq. ft. of living space. The large .45 acre lot features a deck overlooking the river. The first floor features a spacious living room, foyer and dining room all with hardwood floors. Kitchen has ample storage space and space to eat in. Upstairs features a roomy primary and three additional bedrooms as well as a full bath. An opportunity to build equity in a great neighborhood with your improvements. All offers to be submitted on PropOffers.com

20. 2025-10-14
    price $117,000 279-char remark

    Show marketing remark (279 chars)

    HOLGATE AVENUE RIVER FRONT AT AN AFFORDABLE PRICE! COME SEE WHAT THIS HOUSE HAS TO OFFER WITH STUNNING VIEWS OF THE MIGHTY MAUMEE! HOUSE FEATURES UPDATED KITCHEN AND BATHS, NEWER CARPET, ORIGINAL HARDWOOD FLOORS ON MAIN LEVEL AND MUCH MORE! TAKE A LOOK SOON BEFORE SHE'S GONE!

21. 2025-10-09
    price $74,500
22. 2016-01-28
    soldstatus $117,000
23. 2016-01-25
    soldstatus $117,000 279-char remark

    Show marketing remark (279 chars)

    HOLGATE AVENUE RIVER FRONT AT AN AFFORDABLE PRICE! COME SEE WHAT THIS HOUSE HAS TO OFFER WITH STUNNING VIEWS OF THE MIGHTY MAUMEE! HOUSE FEATURES UPDATED KITCHEN AND BATHS, NEWER CARPET, ORIGINAL HARDWOOD FLOORS ON MAIN LEVEL AND MUCH MORE! TAKE A LOOK SOON BEFORE SHE'S GONE!

24. 2016-01-21
    price $119,900 279-char remark

    Show marketing remark (279 chars)

    HOLGATE AVENUE RIVER FRONT AT AN AFFORDABLE PRICE! COME SEE WHAT THIS HOUSE HAS TO OFFER WITH STUNNING VIEWS OF THE MIGHTY MAUMEE! HOUSE FEATURES UPDATED KITCHEN AND BATHS, NEWER CARPET, ORIGINAL HARDWOOD FLOORS ON MAIN LEVEL AND MUCH MORE! TAKE A LOOK SOON BEFORE SHE'S GONE!

25. 2015-11-20
    listed $119,900 279-char remark

    Show marketing remark (279 chars)

    HOLGATE AVENUE RIVER FRONT AT AN AFFORDABLE PRICE! COME SEE WHAT THIS HOUSE HAS TO OFFER WITH STUNNING VIEWS OF THE MIGHTY MAUMEE! HOUSE FEATURES UPDATED KITCHEN AND BATHS, NEWER CARPET, ORIGINAL HARDWOOD FLOORS ON MAIN LEVEL AND MUCH MORE! TAKE A LOOK SOON BEFORE SHE'S GONE!

26. 2001-11-30
    price $79,900
27. 2001-11-30
    soldstatus $74,500
28. 2001-11-30
    soldstatus $74,900
29. 2001-10-30
    listed $79,900

ⓘ 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: $2,185 · $182/mo
• Projected year-2 tax: $2,185 · $182/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 17 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: $12,344
• − Mortgage interest: −$5,876
• − Property taxes: −$2,185
• − Insurance: −$524
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$3,052
• Taxable loss: −$1,268
• Est. tax savings @ 24.0%: +$304
• After-tax cash flow: $746/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: Defiance City
• NCES district ID: 3904386
• Math proficiency: 48% ▼ -10.00%
• Reading proficiency: 51% ▼ -9.00%
• Median HH income: $44,700
• Composite: 41.86/100
• National rank: #3375
• State rank: #449 of 656 in OH

Livability — Defiance

• Score: 71/100
• State rank: #448
• US rank: #7316

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Defiance, OH
• County: Defiance · 37,898 people
• City population: 27,894
• Population (ZIP): 27,894
• Household income: $72,082
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 7.6

Population outlook (Defiance County) Hauer SSP2

• Today (2025): 37,051 people
• By 2030: 36,013 · -2.8%
• By 2040: 33,583 · -9.4%
• By 2050: 31,309 · -15.5%
• By 2075: 26,980 · -27.2%
• By 2100: 23,416 · -36.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Defiance

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -29.4pp toward R · 2008: -10.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+36.4 2016: R+34.8 2012: R+14.1 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.33%
• Current HPI: 210.2352
• 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

+43.8% since first listed

14 events — show timeline

• 2026-04-22 Price Changed $114,900 NORIS
• 2026-03-16 Price Changed $124,900 NORIS
• 2026-02-11 Price Changed $134,900 NORIS
• 2026-01-06 Listed $144,900 NORIS
• 2025-10-14 Price Changed $117,000 NORIS
• 2025-10-09 Price Changed $74,500 NORIS
• 2016-01-28 Sold (Public Records) $117,000 Public Records
• 2016-01-25 Sold (MLS) $117,000 NORIS
• 2016-01-21 Price Changed $119,900 NORIS
• 2015-11-20 Listed $119,900 NORIS
• 2001-11-30 Sold (Public Records) $74,900 Public Records
• 2001-11-30 Sold (MLS) $74,500 NORIS
• 2001-11-30 Price Changed $79,900 NORIS
• 2001-10-30 Listed $79,900 NORIS

Property tax history

+6.7%/yr

Latest (2025): $2,185 · +15.2% YoY. Source: county tax records.