379 W Spring St · Upper Sandusky, OH 43351

$105,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 155 Days on market

Built 1940 7,405 sqft lot $126/sqft · 10% below area Est $117k · 10% under ↓ 12% since listing

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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 +12.8/30.0
• ARV discount +12.1/15.0
• Appreciation +6.4/10.0
• Schools +5.2/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Check out this one-story home with a 1 car detached garage on a nice size lot. This home features two bedrooms with a living room, kitchen, family room, bathroom (with a walk in shower) and a place for the washer and dryer. Relax on the front porch. This property could be what you are looking for! All room sizes are approximate.

Key facts

• Nice size lot
• One story home
• Kitchen

Tags

• ONE STORY HOME
• DETACHED GARAGE
• NICE SIZE LOT
• LIVING ROOM
• KITCHEN
• FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $-9 ($-108/yr) — negative.
• To cash-flow at today's rent, offer at most $103k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $81k (22.6% below list).
• Recommended offer: $81k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.6% 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.
• Market conditions: 41 active listings in the ZIP; 20 units permitted in Wyandot County in 2024 (0 in 5+ unit buildings).
• This rent is only 14% 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 ($726 loan paydown + $3k 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 $29k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,280 (22.6% 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. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 10.8

CMA / ARV

• ARV (median comp): $117,025
• List price: $105,000
• Delta: -10.28%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 W Fairview St	0.16mi	3/1.0 (+1)	840 (+1%)	10mo	$127,000	$151	78
377 Spring St	0.01mi	2/1.0	768 (-8%)	23mo	$115,000	$150	68
552 S Warpole St	0.15mi	3/1.0 (+1)	864 (+4%)	23mo	$161,000	$186	62
225 S Hazel St	0.51mi	3/1.0 (+1)	940 (+13%)	2mo	$144,200	$153	48

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: 6.7%
• Equity multiple: 1.38×
• Total profit: $11,269
• Equity at exit: $46,388

10-year hold

• IRR: 9.6%
• Equity multiple: 2.42×
• Total profit: $41,856
• Equity at exit: $70,854

Cash invested: $29,400 (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: 41
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $813 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$171
• Net cashflow: $-9

Break-even live

Break-even rent $824

Max offer price $103,417

Occupancy floor 96%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $105,000 Active 155 DOM
2. 2026-06-17
   days on market $105,000 Active 154 DOM
3. 2026-06-16
   days on market $105,000 Active 153 DOM
4. 2026-06-15
   days on market $105,000 Active 152 DOM
5. 2026-06-13
   days on market $105,000 Active 150 DOM
6. 2026-06-12
   days on market $105,000 Active 149 DOM
7. 2026-06-09
   days on market $105,000 Active 146 DOM
8. 2026-06-08
   days on market $105,000 Active 145 DOM
9. 2026-06-08
   days on market $105,000 Active 144 DOM
10. 2026-06-04
    days on market $105,000 Active 140 DOM
11. 2026-06-02
    days on market $105,000 Active 139 DOM
12. 2026-06-01
    days on market $105,000 Active 138 DOM
13. 2026-05-31
    days on market $105,000 Active 137 DOM
14. 2026-04-08
    price $105,000 330-char remark

    Show marketing remark (330 chars)

    Check out this one-story home with a 1 car detached garage on a nice size lot. This home features two bedrooms with a living room, kitchen, family room, bathroom (with a walk in shower) and a place for the washer and dryer. Relax on the front porch. This property could be what you are looking for! All room sizes are approximate.

15. 2026-01-14
    listed $110,000 Active 330-char remark

    Show marketing remark (330 chars)

    Check out this one-story home with a 1 car detached garage on a nice size lot. This home features two bedrooms with a living room, kitchen, family room, bathroom (with a walk in shower) and a place for the washer and dryer. Relax on the front porch. This property could be what you are looking for! All room sizes are approximate.

16. 2026-01-12
    historical
17. 2025-06-13
    status Active
18. 2025-06-02
    historical Contingent
19. 2025-05-20
    price $110,000
20. 2025-01-02
    listed $120,000 Active

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $1,159 · $97/mo
• Expected delta: +$479/yr (+$40/mo · 70.4%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major 70% 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: $9,754
• − Mortgage interest: −$5,882
• − Property taxes: −$680
• − Insurance: −$525
• − Repairs & maintenance: −$780
• − Management: −$780
• − Depreciation: −$3,055
• Taxable loss: −$1,948
• Est. tax savings @ 24.0%: +$468
• After-tax cash flow: $360/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

-12.5% since first listed

7 events — show timeline

• 2026-04-08 Price Changed $105,000 NORIS
• 2026-01-14 Listed $110,000 NORIS
• 2026-01-12 Listing Removed — NORIS
• 2025-06-13 Relisted — NORIS
• 2025-06-02 Contingent — NORIS
• 2025-05-20 Price Changed $110,000 NORIS
• 2025-01-02 Listed $120,000 NORIS

Property tax history

+8.6%/yr

Latest (2025): $680 · +15.9% YoY. Source: county tax records.