755 Dayton Ave · Findlay, OH 45840

$183,000

3 bd · 1.0 ba · 983 sqft · SingleFamily public records · 30 Days on market

Built 1915 5,719 sqft lot $186/sqft · 32% above area Est $176k · at est.

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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 +12.5/30.0
• ARV discount +5.7/15.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• DSCR +3.7/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right into this updated home at the end of a quiet street! Featuring new flooring, paint, appliances, most windows, fixtures, newer furnace/ac and more. This home has a large entry way/mud room, open living/dining room to the kitchen, a first floor bedroom, small deck and a large garage! Schedule your showing today!

Key facts

• 5,719 sq ft lot
• 2 garage spots
• Built 1915

Property features AI

Exterior

• Parking: Garage (approximately 2.5 spaces); Additional parking available
• Utilities: Electricity connected; Natural gas connected; Public water; Public sanitary sewer
• Home design: Single family residence; Two levels / 2 stories; Not attached to another unit; No common walls
• Construction: Aluminum siding; Crawl space foundation; Built prior to or recorded in public records
• Exterior features: Private yard; Full privacy fencing; Aluminum roof

Interior

• Kitchen: Dishwasher; Electric oven; Microwave
• Bedrooms: Upper-level bedroom (13 x 13); Upper-level bedroom (10 x 9)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Open floorplan; 6 total rooms; Partial basement
• Laundry & utility: Common area laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $183k.

Deal economics

• At list price, monthly cash flow is $-28 ($-337/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (24.1% below list).
• Recommended offer: $139k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 5.0% in Findlay — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 81/100 on livability (#98 in OH, #1,496 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, commute F.
• Findlay City (town): math 56% / reading 56% proficiency, ranked #357 of 656 in OH (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Northview Primary School (math 57% / reading 57%, grade C+, #729 of 1,584 statewide, top 48%, 361 students, 54% FRL); Donnell Middle School (math 57% / reading 54%, grade B-, #321 of 654 statewide, top 51%, 523 students, 41% FRL); Findlay High School (math 51% / reading 60%, grade C, #296 of 781 statewide, top 39%, 1,915 students, 31% FRL) — zoned schools at 42% FRL track the district average.
• Market conditions: Rents rising fast (+5.7%/yr); 219 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 257 units permitted in Hancock County in 2024 (150 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.
• Hancock County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $137k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,817 (24.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.76% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 11.0

CMA / ARV

• ARV (median comp): $175,941
• List price: $183,000
• Delta: 4.01%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
432 Carnahan Ave	0.33mi	2/1.0 (-1)	1,016 (+3%)	5mo	$165,000	$162	70
1500 Crystal Ave	0.55mi	3/1.0	960 (-2%)	4mo	$155,500	$162	68
420 H St	0.36mi	2/1.0 (-1)	927 (-6%)	4mo	$154,900	$167	65
626 Central Ave	0.15mi	2/1.0 (-1)	838 (-15%)	2mo	$150,000	$179	62
301 Allen Ave	0.56mi	3/1.0	1,048 (+7%)	3mo	$174,000	$166	60
1216 Concord Ct	0.61mi	3/1.0	925 (-6%)	3mo	$149,000	$161	60
304 Garfield Ave	0.49mi	3/1.0	1,096 (+12%)	0mo	$159,500	$146	58
607 Center St	0.51mi	2/1.0 (-1)	1,063 (+8%)	8mo	$152,000	$143	51
1312 Bernard Ave	0.69mi	3/1.0	875 (-11%)	1mo	$140,000	$160	48
1305 Vincent St	0.68mi	3/1.0	1,044 (+6%)	12mo	$180,000	$172	48
708 Clinton Ct	0.57mi	2/1.0 (-1)	1,064 (+8%)	9mo	$80,000	$75	47
1321 Bernard Ave	0.71mi	3/1.0	875 (-11%)	5mo	$169,900	$194	45

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 · 5.68% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.46×
• Total profit: $-27,664
• Equity at exit: $27,286

10-year hold

• IRR: -2.6%
• Equity multiple: 0.80×
• Total profit: $-9,995
• Equity at exit: $15,822

Cash invested: $51,240 (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 45840

• Rents YoY: 5.7%
• Active inventory: 219
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,388 medium
• Mortgage (P&I): −$960
• Tax from tax record: −$89 /mo · $1,066/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-28

Break-even live

Break-even rent $1,424

Max offer price $178,038

Occupancy floor 97%

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: $45,750
• Closing costs: $5,490
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2070 Breckenridge Rd Findlay, OH	2.0	1.0	810	$1,060	$1.31	23d	3	1.04mi
1231 Crystal Glen Blvd Findlay, OH	1.0–2.0	1.0–1.5	753	$1,110	$1.47	13d	13	1.14mi

Listing history 28 events

1. 2026-06-19
   days on market $183,000 Active 30 DOM
2. 2026-06-18
   days on market $183,000 Active 29 DOM
3. 2026-06-17
   days on market $183,000 Active 28 DOM
4. 2026-06-16
   days on market $183,000 Active 27 DOM
5. 2026-06-15
   days on market $183,000 Active 26 DOM
6. 2026-06-14
   days on market $183,000 Active 24 DOM
7. 2026-06-12
   days on market $183,000 Active 23 DOM
8. 2026-06-09
   days on market $183,000 Active 20 DOM
9. 2026-06-08
   days on market $183,000 Active 19 DOM
10. 2026-06-07
    days on market $183,000 Active 18 DOM
11. 2026-06-05
    days on market $183,000 Active 15 DOM
12. 2026-06-02
    days on market $183,000 Active 13 DOM
13. 2026-06-01
    days on market $183,000 Active 12 DOM
14. 2026-05-31
    days on market $183,000 Active 11 DOM
15. 2026-05-30
    days on market $183,000 Active 10 DOM
16. 2026-05-15
    historical $190,000 488-char remark
17. 2025-10-14
    price $137,000 322-char remark

    Show marketing remark (322 chars)

    Move right into this updated home at the end of a quiet street! Featuring new flooring, paint, appliances, most windows, fixtures, newer furnace/ac and more. This home has a large entry way/mud room, open living/dining room to the kitchen, a first floor bedroom, small deck and a large garage! Schedule your showing today!

18. 2021-11-30
    status Pending 322-char remark

    Show marketing remark (322 chars)

    Move right into this updated home at the end of a quiet street! Featuring new flooring, paint, appliances, most windows, fixtures, newer furnace/ac and more. This home has a large entry way/mud room, open living/dining room to the kitchen, a first floor bedroom, small deck and a large garage! Schedule your showing today!

19. 2021-11-30
    soldstatus $137,000 Closed 322-char remark

    Show marketing remark (322 chars)

    Move right into this updated home at the end of a quiet street! Featuring new flooring, paint, appliances, most windows, fixtures, newer furnace/ac and more. This home has a large entry way/mud room, open living/dining room to the kitchen, a first floor bedroom, small deck and a large garage! Schedule your showing today!

20. 2021-10-18
    historical Contingent 322-char remark

    Show marketing remark (322 chars)

    Move right into this updated home at the end of a quiet street! Featuring new flooring, paint, appliances, most windows, fixtures, newer furnace/ac and more. This home has a large entry way/mud room, open living/dining room to the kitchen, a first floor bedroom, small deck and a large garage! Schedule your showing today!

21. 2021-10-04
    price $139,900 322-char remark

    Show marketing remark (322 chars)

    Move right into this updated home at the end of a quiet street! Featuring new flooring, paint, appliances, most windows, fixtures, newer furnace/ac and more. This home has a large entry way/mud room, open living/dining room to the kitchen, a first floor bedroom, small deck and a large garage! Schedule your showing today!

22. 2021-08-17
    price $144,900 322-char remark

    Show marketing remark (322 chars)

    Move right into this updated home at the end of a quiet street! Featuring new flooring, paint, appliances, most windows, fixtures, newer furnace/ac and more. This home has a large entry way/mud room, open living/dining room to the kitchen, a first floor bedroom, small deck and a large garage! Schedule your showing today!

23. 2021-08-06
    listed $149,900 Active 322-char remark

    Show marketing remark (322 chars)

    Move right into this updated home at the end of a quiet street! Featuring new flooring, paint, appliances, most windows, fixtures, newer furnace/ac and more. This home has a large entry way/mud room, open living/dining room to the kitchen, a first floor bedroom, small deck and a large garage! Schedule your showing today!

24. 2019-08-06
    soldstatus $41,800

    Show marketing remark (162 chars)

    Great opportunity for a fixer upper. Spacious main floor with open living area. Perfect income property with a little TLC. For more details contact listing agent.

25. 2019-08-06
    soldstatus $41,800

    Show marketing remark (162 chars)

    Great opportunity for a fixer upper. Spacious main floor with open living area. Perfect income property with a little TLC. For more details contact listing agent.

26. 2019-05-02
    listed $41,800

    Show marketing remark (162 chars)

    Great opportunity for a fixer upper. Spacious main floor with open living area. Perfect income property with a little TLC. For more details contact listing agent.

27. 2019-05-02
    listed $38,900

    Show marketing remark (162 chars)

    Great opportunity for a fixer upper. Spacious main floor with open living area. Perfect income property with a little TLC. For more details contact listing agent.

28. 1993-06-29
    soldstatus $44,600

ⓘ 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: $1,066 · $89/mo
• Projected year-2 tax: $1,960 · $163/mo
• Expected delta: +$894/yr (+$75/mo · 83.9%)

ⓘ 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 ≥99°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: $16,658
• − Mortgage interest: −$10,251
• − Property taxes: −$1,066
• − Insurance: −$915
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$5,324
• Taxable loss: −$3,563
• Est. tax savings @ 24.0%: +$855
• After-tax cash flow: $518/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: Findlay City
• NCES district ID: 3910000
• Math proficiency: 56% ▼ -11.00%
• Reading proficiency: 56% ▼ -9.00%
• Median HH income: $45,261
• Composite: 47.31/100
• National rank: #2300
• State rank: #357 of 656 in OH

Livability — Findlay

• Score: 81/100
• State rank: #98
• US rank: #1496

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Findlay, OH
• County: Hancock County · 54,559 people
• City population: 54,559
• Metro: Findlay, OH
• Population (ZIP): 54,559
• Household income: $68,083
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1540.0

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 77,526 people
• By 2030: 77,777 · +0.3%
• By 2040: 76,976 · -0.7%
• By 2050: 74,479 · -3.9%
• By 2075: 65,741 · -15.2%
• By 2100: 52,942 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 5% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1% Arabic 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+38.4) · D 30.2% · R 68.7% · Other 1.1%
• 2008→2024 swing: -15.3pp toward R · 2008: -23.1pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+37.5 2016: R+40.8 2012: R+28.3 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -250.43%
• Current HPI: 194.9132
• Rent YoY: ▲ 5.68%
• Metro: Findlay, 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

+310.3% since first listed

15 events — show timeline

• 2026-05-26 Price Changed $183,000 NORIS
• 2026-05-20 Listed $190,000 NORIS
• 2026-05-15 Coming Soon $190,000 NORIS
• 2025-10-14 Price Changed $137,000 NORIS
• 2021-11-30 Pending — NORIS
• 2021-11-30 Sold (MLS) $137,000 NORIS
• 2021-10-18 Contingent — NORIS
• 2021-10-04 Price Changed $139,900 NORIS
• 2021-08-17 Price Changed $144,900 NORIS
• 2021-08-06 Listed $149,900 NORIS
• 2019-08-06 Sold (MLS) $41,800 NORIS
• 2019-08-06 Sold (MLS) $41,800 NORIS
• 2019-05-02 Listed $41,800 NORIS
• 2019-05-02 Listed $38,900 NORIS
• 1993-06-29 Sold (Public Records) $44,600 Public Records

Property tax history

+11.8%/yr

Latest (2025): $1,066 · +23.3% YoY. Source: county tax records.