301 E Spring St · Fayette, OH 43521

$92,000

3 bd · 1.0 ba · 1,706 sqft · SingleFamily public records · 146 Days on market

Built 1900 0.50 ac lot $54/sqft · 27% below area Est $126k · 27% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +5.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home offers a strong foundation with several major recent upgrades already completed. Improvements include all new drain system through the entire house, a new concrete driveway, professionally completed basement waterproofing with a newly updated concrete floor and relocated sump system, and a water enhancement upgrade featuring a new water line run to the road. A new metal roof was installed in 2023 and a 15 year warranty is transferable to the new owners. With these important updates in place, bring your ideas and vision to make this home truly your own. The outside of the house and garage were just professionally painted. Come check it out.

Key facts

• New water line
• Newly poured floor
• Strong foundation

Tags

• STRONG FOUNDATION
• NEW CONCRETE DRIVEWAY
• NEWLY POURED FLOOR
• RELOCATED SUMP SYSTEM
• WATER ENHANCEMENT UPGRADE
• NEW WATER LINE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#879 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D+, amenities F, commute F.
• Fayette Local (rural): math 60% / reading 65% proficiency, ranked #452 of 802 in OH (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 10 active listings in the ZIP; 24 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $636 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Fulton County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $92k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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 1900 — 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: 1.31% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.46%
• DSCR: 1.73
• GRM: 6.4

CMA / ARV

• ARV (median comp): $126,453
• List price: $92,000
• Delta: -27.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 College St	0.44mi	3/2.0	1,689 (-1%)	2mo	$172,500	$102	72
402 Joan St	0.25mi	4/2.0 (+1)	1,728 (+1%)	23mo	$194,900	$113	58
602 W Main St	0.51mi	3/1.5	1,827 (+7%)	11mo	$185,000	$101	53
303 W Main St	0.30mi	3/1.0	1,482 (-13%)	13mo	$182,300	$123	53
300 Irene Ct	0.50mi	3/2.0	1,604 (-6%)	12mo	$155,000	$97	53
420 S Fayette St	0.40mi	2/1.0 (-1)	1,602 (-6%)	21mo	$107,000	$67	49
207 S Walnut St	0.50mi	3/3.0	1,642 (-4%)	19mo	$193,000	$118	47

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: 7.5%
• Equity multiple: 1.29×
• Total profit: $7,592
• Equity at exit: $13,717

10-year hold

• IRR: 16.8%
• Equity multiple: 2.38×
• Total profit: $35,571
• Equity at exit: $7,954

Cash invested: $25,760 (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 43521

• Home prices YoY: -16.6%
• Active inventory: 10
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,206 medium
• Mortgage (P&I): −$482
• Tax from tax record: −$79 /mo · $942/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $353

Break-even live

Break-even rent $759

Max offer price $92,000

Occupancy floor 66%

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-15
   days on market $92,000 Active 146 DOM
2. 2026-06-13
   days on market $92,000 Active 144 DOM
3. 2026-06-12
   days on market $92,000 Active 143 DOM
4. 2026-06-09
   days on market $92,000 Active 140 DOM
5. 2026-06-08
   days on market $92,000 Active 139 DOM
6. 2026-06-08
   days on market $92,000 Active 138 DOM
7. 2026-06-05
   days on market $92,000 Active 136 DOM
8. 2026-06-04
   days on market $92,000 Active 134 DOM
9. 2026-06-02
   days on market $92,000 Active 133 DOM
10. 2026-06-01
    days on market $92,000 Active 132 DOM
11. 2026-05-31
    days on market $92,000 Active 131 DOM
12. 2026-02-26
    price $92,000 657-char remark

    Show marketing remark (657 chars)

    This home offers a strong foundation with several major recent upgrades already completed. Improvements include all new drain system through the entire house, a new concrete driveway, professionally completed basement waterproofing with a newly updated concrete floor and relocated sump system, and a water enhancement upgrade featuring a new water line run to the road. A new metal roof was installed in 2023 and a 15 year warranty is transferable to the new owners. With these important updates in place, bring your ideas and vision to make this home truly your own. The outside of the house and garage were just professionally painted. Come check it out.

13. 2026-02-05
    price $97,000 657-char remark

    Show marketing remark (657 chars)

    This home offers a strong foundation with several major recent upgrades already completed. Improvements include all new drain system through the entire house, a new concrete driveway, professionally completed basement waterproofing with a newly updated concrete floor and relocated sump system, and a water enhancement upgrade featuring a new water line run to the road. A new metal roof was installed in 2023 and a 15 year warranty is transferable to the new owners. With these important updates in place, bring your ideas and vision to make this home truly your own. The outside of the house and garage were just professionally painted. Come check it out.

14. 2026-01-19
    listed $99,000 Active 657-char remark

    Show marketing remark (657 chars)

    This home offers a strong foundation with several major recent upgrades already completed. Improvements include all new drain system through the entire house, a new concrete driveway, professionally completed basement waterproofing with a newly updated concrete floor and relocated sump system, and a water enhancement upgrade featuring a new water line run to the road. A new metal roof was installed in 2023 and a 15 year warranty is transferable to the new owners. With these important updates in place, bring your ideas and vision to make this home truly your own. The outside of the house and garage were just professionally painted. Come check it out.

15. 2025-10-14
    price $52,500 427-char remark

    Show marketing remark (427 chars)

    Here is a stately 3 Bed, 1 Bath home with 1706 square ft., very large rooms and tons of storage! It has great potential! Offers great corner lot, 2 wooden storage sheds and close to town. The property offers a 1/2 acre lot that goes all the way back to the creek. Great investment potential or first time home owners. Priced to sell! Sellers prefer to sell as is. It has been a rental previously. Set your appointment today!

16. 2021-09-16
    soldstatus $52,500 Closed 427-char remark

    Show marketing remark (427 chars)

    Here is a stately 3 Bed, 1 Bath home with 1706 square ft., very large rooms and tons of storage! It has great potential! Offers great corner lot, 2 wooden storage sheds and close to town. The property offers a 1/2 acre lot that goes all the way back to the creek. Great investment potential or first time home owners. Priced to sell! Sellers prefer to sell as is. It has been a rental previously. Set your appointment today!

17. 2021-09-16
    soldstatus $52,500

    Show marketing remark (427 chars)

    Here is a stately 3 Bed, 1 Bath home with 1706 square ft., very large rooms and tons of storage! It has great potential! Offers great corner lot, 2 wooden storage sheds and close to town. The property offers a 1/2 acre lot that goes all the way back to the creek. Great investment potential or first time home owners. Priced to sell! Sellers prefer to sell as is. It has been a rental previously. Set your appointment today!

18. 2021-09-13
    status Pending 427-char remark

    Show marketing remark (427 chars)

    Here is a stately 3 Bed, 1 Bath home with 1706 square ft., very large rooms and tons of storage! It has great potential! Offers great corner lot, 2 wooden storage sheds and close to town. The property offers a 1/2 acre lot that goes all the way back to the creek. Great investment potential or first time home owners. Priced to sell! Sellers prefer to sell as is. It has been a rental previously. Set your appointment today!

19. 2021-08-11
    historical Contingent 427-char remark

    Show marketing remark (427 chars)

    Here is a stately 3 Bed, 1 Bath home with 1706 square ft., very large rooms and tons of storage! It has great potential! Offers great corner lot, 2 wooden storage sheds and close to town. The property offers a 1/2 acre lot that goes all the way back to the creek. Great investment potential or first time home owners. Priced to sell! Sellers prefer to sell as is. It has been a rental previously. Set your appointment today!

20. 2021-08-06
    listed $55,000 Active 427-char remark

    Show marketing remark (427 chars)

    Here is a stately 3 Bed, 1 Bath home with 1706 square ft., very large rooms and tons of storage! It has great potential! Offers great corner lot, 2 wooden storage sheds and close to town. The property offers a 1/2 acre lot that goes all the way back to the creek. Great investment potential or first time home owners. Priced to sell! Sellers prefer to sell as is. It has been a rental previously. Set your appointment today!

ⓘ 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: $942 · $79/mo
• Projected year-2 tax: $1,189 · $99/mo
• Expected delta: +$247/yr (+$21/mo · 26.2%)

ⓘ 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 · 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: $14,470
• − Mortgage interest: −$5,153
• − Property taxes: −$942
• − Insurance: −$460
• − Repairs & maintenance: −$1,158
• − Management: −$1,158
• − Depreciation: −$2,676
• Taxable income: $2,923
• Est. tax owed @ 24.0%: −$702
• After-tax cash flow: $3,538/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: Fayette Local
• NCES district ID: 3904706
• Math proficiency: 60% ▲ 5.00%
• Reading proficiency: 65% ▲ 6.00%
• Median HH income: $43,398
• Composite: 54.02/100
• National rank: #3001
• State rank: #452 of 802 in OH

Livability — Fayette

• Score: 62/100
• State rank: #879
• US rank: #16619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fayette, OH
• County: Fulton · 33,657 people
• Metro: Toledo, OH
• Population (ZIP): 2,703
• Household income: $57,000
• Rent vs Own: 27.8% rent · 72.2% own

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 41,958 people
• By 2030: 41,130 · -2.0%
• By 2040: 38,760 · -7.6%
• By 2050: 36,040 · -14.1%
• By 2075: 30,793 · -26.6%
• By 2100: 25,429 · -39.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 4% Italian 2% Romanian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+42.4) · D 28.4% · R 70.8%
• 2008→2024 swing: -34.3pp toward R · 2008: -8.1pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+39.8 2016: R+36.0 2012: R+13.2 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.73%
• Current HPI: 243.8808
• 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

+67.3% since first listed

9 events — show timeline

• 2026-02-26 Price Changed $92,000 NORIS
• 2026-02-05 Price Changed $97,000 NORIS
• 2026-01-19 Listed $99,000 NORIS
• 2025-10-14 Price Changed $52,500 NORIS
• 2021-09-16 Sold (Public Records) $52,500 Public Records
• 2021-09-16 Sold (MLS) $52,500 NORIS
• 2021-09-13 Pending — NORIS
• 2021-08-11 Contingent — NORIS
• 2021-08-06 Listed $55,000 NORIS

Property tax history

-0.5%/yr

Latest (2025): $942 · +8.9% YoY. Source: county tax records.