2135 Tiffin Ave · Sandusky, OH 44870

$174,000

3 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 16 Days on market

Built 1963 Est $161k · 8% over

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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 +14.6/30.0
• DSCR +4.5/10.0
• Livability +4.2/5.0
• ARV discount +4.0/15.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity, 3 bed and 2 full baths, 1st floor laundry, inside remodeled 2015 gas hot water replaced 2022, gas furnace replaced 2015, A/C 2018, heated garage, gas stove, dishwasher, refrigerator, microwave, garbage disposal new in 2022, washer/dryer 2015 all in working condition. Furnished, large spacious backyard 2 car garage, French doors off dining area leads to a nice size composite deck. large spacious kitchen. Large living-room hardwood floors in bedrooms, move in ready.

Key facts

• Remodeled
• Heated garage
• Move in ready

Tags

• REMODELED
• HEATED GARAGE
• COMPOSITE DECK
• HARDWOOD FLOORS
• MOVE IN READY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $42 ($509/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 $145k (16.6% below list).
• Recommended offer: $145k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• 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; 1 comparable units currently listed for rent nearby; 128 units permitted in Erie County in 2024 (5 in 5+ unit buildings).

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

• It's been on market 16 days — a 2% lower offer ($171k) is reasonable based on typical stale-listing flexibility.

Recommended offer $145,140 (16.6% below list)

Questions for the listing agent

1. Built in 1963 — 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: 0.83% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $161,304
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1326 Lasalle St	0.63mi	3/1.0	1,150 (+0%)	18mo	$152,000	$132	52
1334 Lasalle St	0.61mi	3/2.0	1,170 (+2%)	20mo	$165,000	$141	49
2103 Putnam Street St	0.66mi	3/1.0	990 (-14%)	1mo	$127,900	$129	44
1913 Harrison St	0.74mi	4/2.5 (+1)	1,248 (+9%)	13mo	$210,000	$168	30

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: -14.7%
• Equity multiple: 0.48×
• Total profit: $-25,534
• Equity at exit: $25,944

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-18,914
• Equity at exit: $15,044

Cash invested: $48,720 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,451 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$119 /mo · $1,431/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $42

Break-even live

Break-even rent $1,398

Max offer price $174,000

Occupancy floor 92%

Sensitivity live

Price	-10% $141	-5% $92	+0% $42	+5% $-7	+10% $-56
Rent	-10% $-72	-5% $-15	+0% $42	+5% $100	+10% $157
Rate	-1.0pp $130	-0.5pp $87	base $42	+0.5pp $-3	+1.0pp $-49

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 W Perkins Ave Sandusky, OH	2.0	1.0	925	$925	$1.00	44d	1	0.92mi

Listing history 11 events

1. 2026-06-19
   days on market $174,000 Active 16 DOM
2. 2026-06-18
   days on market $174,000 Active 15 DOM
3. 2026-06-17
   days on market $174,000 Active 14 DOM
4. 2026-06-16
   days on market $174,000 Active 13 DOM
5. 2026-06-15
   days on market $174,000 Active 12 DOM
6. 2026-06-14
   days on market $174,000 Active 10 DOM
7. 2026-06-12
   days on market $174,000 Active 9 DOM
8. 2026-06-09
   days on market $174,000 Active 6 DOM
9. 2026-06-08
   days on market $174,000 Active 5 DOM
10. 2026-06-07
    remarks 498-char remark
11. 2026-06-07
    listed $174,000 Active 4 DOM

ⓘ 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: $1,431 · $119/mo
• Projected year-2 tax: $2,073 · $173/mo
• Expected delta: +$642/yr (+$53/mo · 44.9%)

ⓘ 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 ≥95°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: $17,417
• − Mortgage interest: −$9,747
• − Property taxes: −$1,431
• − Insurance: −$870
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$5,062
• Taxable loss: −$2,479
• Est. tax savings @ 24.0%: +$595
• After-tax cash flow: $1,104/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

1 event — show timeline

• 2026-06-04 Listed $174,000 FSBO.com

Property tax history

+4.5%/yr

Latest (2025): $1,431 · -1.0% YoY. Source: county tax records.