131 N Hazel St · Upper Sandusky, OH 43351

$125,000

3 bd · 2.0 ba · 1,616 sqft · SingleFamily public records · 79 Days on market

Built 1880 3,800 sqft lot $77/sqft · 15% below area Est $147k · 15% 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 +14.8/30.0
• ARV discount +14.2/15.0
• Appreciation +6.4/10.0
• Schools +5.2/10.0
• DSCR +4.5/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This two-story home offers 1,616 sq ft of living space, featuring 3 bedrooms and 2 full bathrooms—providing plenty of room for families, investors, or those looking for a project. Situated on a 50' x 76' lot, the property includes a detached garage and a manageable yard. The home is equipped with gas forced air heating and a gas hot water heater. Exterior features include aluminum siding and a combination standing seam and shingle roof. Located within walking distance to downtown and local schools, this property offers convenience and strong long-term value.

Key facts

• Gas hot water heater
• Manageable yard
• Aluminum siding

Tags

• DETACHED GARAGE
• MANAGEABLE YARD
• GAS FORCED AIR HEATING
• GAS HOT WATER HEATER
• ALUMINUM SIDING
• WALKING DISTANCE TO DOWNTOWN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $34 ($404/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 (17.8% below list).
• Recommended offer: $103k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.4% in Upper Sandusky — 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 75/100 on livability (#248 in OH, #3,965 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Upper Sandusky Exempted Village (town): math 60% / reading 64% proficiency, ranked #268 of 656 in OH (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Union Elementary School (math 67% / reading 62%, grade B, #522 of 1,584 statewide, top 36%, 256 students, 42% FRL); Upper Sandusky Middle School (math 63% / reading 66%, grade A-, #205 of 654 statewide, top 34%, 526 students, 37% FRL); Upper Sandusky High School (math 42% / reading 62%, grade D+, #343 of 781 statewide, top 47%, 540 students, 23% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 40 active listings in the ZIP; 20 units permitted in Wyandot 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

• In year one you build about $4k of equity ($864 loan paydown + $4k appreciation (2.9% local appreciation)).
• Wyandot County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,779 (17.8% below list)

Questions for the listing agent

1. It's been on market 79 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 1880 — 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: 0.82% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 10.1

CMA / ARV

• ARV (median comp): $146,756
• List price: $125,000
• Delta: -14.82%
• 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
430 W Johnson St	0.17mi	4/1.5 (+1)	1,648 (+2%)	11mo	$191,000	$116	72
334 N 4th St	0.54mi	3/2.5	1,632 (+1%)	2mo	$194,200	$119	70
422 N Sandusky Ave	0.43mi	3/1.5	1,564 (-3%)	12mo	$106,000	$68	62
463 N 7th St	0.45mi	3/1.5	1,612 (-0%)	20mo	$110,000	$68	60
605 Polaris Dr	0.72mi	3/2.0	1,536 (-5%)	2mo	$322,500	$210	57
476 S Hazel St	0.66mi	2/1.0 (-1)	1,564 (-3%)	4mo	$205,000	$131	51
510 S 8th St	0.53mi	3/2.0	1,670 (+3%)	23mo	$205,000	$123	51
410 Spring St	0.73mi	3/3.0	1,564 (-3%)	10mo	$290,000	$185	49
511 W Johnson St	0.23mi	4/1.0 (+1)	1,439 (-11%)	20mo	$129,400	$90	45
321 S 5th St	0.55mi	4/1.0 (+1)	1,694 (+5%)	15mo	$168,000	$99	45
485 N 5th St	0.60mi	3/1.0	1,412 (-13%)	14mo	$166,900	$118	35
490 N 3rd St	0.72mi	3/1.5	1,852 (+15%)	14mo	$195,000	$105	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.2%
• Equity multiple: 1.46×
• Total profit: $16,244
• Equity at exit: $55,223

10-year hold

• IRR: 10.8%
• Equity multiple: 2.60×
• Total profit: $55,942
• Equity at exit: $84,350

Cash invested: $35,000 (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 43351

• Home prices YoY: 0.8%
• Active inventory: 40
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,028 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $34

Break-even live

Break-even rent $985

Max offer price $125,000

Occupancy floor 92%

Sensitivity live

Price	-10% $104	-5% $69	+0% $34	+5% $-2	+10% $-37
Rent	-10% $-47	-5% $-7	+0% $34	+5% $74	+10% $115
Rate	-1.0pp $97	-0.5pp $65	base $34	+0.5pp $1	+1.0pp $-32

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $125,000 Active 79 DOM
2. 2026-06-21
   days on market $125,000 Active 78 DOM
3. 2026-06-18
   days on market $125,000 Active 76 DOM
4. 2026-06-17
   days on market $125,000 Active 75 DOM
5. 2026-06-16
   days on market $125,000 Active 74 DOM
6. 2026-06-15
   days on market $125,000 Active 73 DOM
7. 2026-06-13
   days on market $125,000 Active 71 DOM
8. 2026-06-12
   days on market $125,000 Active 70 DOM
9. 2026-06-09
   days on market $125,000 Active 67 DOM
10. 2026-06-08
    days on market $125,000 Active 66 DOM
11. 2026-06-08
    days on market $125,000 Active 65 DOM
12. 2026-06-04
    days on market $125,000 Active 61 DOM
13. 2026-06-02
    days on market $125,000 Active 60 DOM
14. 2026-06-01
    days on market $125,000 Active 59 DOM
15. 2026-05-31
    days on market $125,000 Active 58 DOM
16. 2026-05-08
    status Active 572-char remark

    Show marketing remark (572 chars)

    This two-story home offers 1,616 sq ft of living space, featuring 3 bedrooms and 2 full bathrooms—providing plenty of room for families, investors, or those looking for a project. Situated on a 50' x 76' lot, the property includes a detached garage and a manageable yard. The home is equipped with gas forced air heating and a gas hot water heater. Exterior features include aluminum siding and a combination standing seam and shingle roof. Located within walking distance to downtown and local schools, this property offers convenience and strong long-term value.

17. 2026-05-01
    historical Contingent 572-char remark

    Show marketing remark (572 chars)

    This two-story home offers 1,616 sq ft of living space, featuring 3 bedrooms and 2 full bathrooms—providing plenty of room for families, investors, or those looking for a project. Situated on a 50' x 76' lot, the property includes a detached garage and a manageable yard. The home is equipped with gas forced air heating and a gas hot water heater. Exterior features include aluminum siding and a combination standing seam and shingle roof. Located within walking distance to downtown and local schools, this property offers convenience and strong long-term value.

18. 2026-04-28
    price $125,000 572-char remark

    Show marketing remark (572 chars)

    This two-story home offers 1,616 sq ft of living space, featuring 3 bedrooms and 2 full bathrooms—providing plenty of room for families, investors, or those looking for a project. Situated on a 50' x 76' lot, the property includes a detached garage and a manageable yard. The home is equipped with gas forced air heating and a gas hot water heater. Exterior features include aluminum siding and a combination standing seam and shingle roof. Located within walking distance to downtown and local schools, this property offers convenience and strong long-term value.

19. 2026-04-03
    listed $135,000 Active 572-char remark

    Show marketing remark (572 chars)

    This two-story home offers 1,616 sq ft of living space, featuring 3 bedrooms and 2 full bathrooms—providing plenty of room for families, investors, or those looking for a project. Situated on a 50' x 76' lot, the property includes a detached garage and a manageable yard. The home is equipped with gas forced air heating and a gas hot water heater. Exterior features include aluminum siding and a combination standing seam and shingle roof. Located within walking distance to downtown and local schools, this property offers convenience and strong long-term value.

20. 2026-03-31
    listed $125,000 Active
21. 2026-03-31
    historical

ⓘ 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: $848 · $71/mo
• Projected year-2 tax: $1,399 · $117/mo
• Expected delta: +$551/yr (+$46/mo · 65.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,333
• − Mortgage interest: −$7,002
• − Property taxes: −$848
• − Insurance: −$625
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$3,636
• Taxable loss: −$1,751
• Est. tax savings @ 24.0%: +$420
• After-tax cash flow: $825/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: Upper Sandusky Exempted Village
• NCES district ID: 3910024
• Math proficiency: 60% ▼ -7.00%
• Reading proficiency: 64% ▼ -7.00%
• Median HH income: $44,745
• Composite: 52.22/100
• National rank: #1603
• State rank: #268 of 656 in OH

Livability — Upper Sandusky

• Score: 75/100
• State rank: #248
• US rank: #3965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Upper Sandusky, OH
• County: Wyandot · 23,050 people
• Population (ZIP): 10,568
• Household income: $71,748
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 3.6

Population outlook (Wyandot County) Hauer SSP2

• Today (2025): 21,485 people
• By 2030: 20,883 · -2.8%
• By 2040: 19,425 · -9.6%
• By 2050: 17,815 · -17.1%
• By 2075: 14,208 · -33.9%
• By 2100: 10,744 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Serbian 5% Slovak 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Wyandot

• 2024 margin: Solid R (+51.2) · D 24.0% · R 75.2%
• 2008→2024 swing: -34.7pp toward R · 2008: -16.5pp · 2024: -51.2pp
• All cycles: 2024: R+51.2 2020: R+50.3 2016: R+46.8 2012: R+20.4 2008: R+16.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.86%
• Current HPI: 343.75
• 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

+0.0% since first listed

6 events — show timeline

• 2026-05-08 Relisted — NORIS
• 2026-05-01 Contingent — NORIS
• 2026-04-28 Price Changed $125,000 NORIS
• 2026-04-03 Listed $135,000 NORIS
• 2026-03-31 Listing Removed — NORIS
• 2026-03-31 Listed $125,000 NORIS

Property tax history

+9.4%/yr

Latest (2025): $848 · +39.3% YoY. Source: county tax records.