6612 Holcomb Rd · Pemberville, OH 43450

$139,000

3 bd · 1.0 ba · 1,584 sqft · SingleFamily public records · 34 Days on market

Built 1890 1.54 ac lot $88/sqft · 62% below area ↓ 7% 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 +20.5/30.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• DSCR +6.5/10.0
• 1% rule +5.2/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 WELLS, HOUSE WELL PUMP NEW '06, WATER HEATER NEW '03 W/NEW FLUE, SEPTIC INSPECTED W/NEW LID '98, NEW ROOF '01. MOBILE HOME RENTED FOR $350/MONTH LEASE, MOBILE HOME SEPTIC CLEANED '04. THE 1973 MOBILE HOME IS A 14X65 NEW YORKER HAVING 2 BDRMS & 2 ENCLOSED PORCHES.

Key facts

• Workshop space
• Entertaining area
• Partial basement

Tags

• PARTIAL BASEMENT
• U-SHAPED DRIVEWAY
• LARGE BARN
• WORKSHOP SPACE
• EQUIPMENT STORAGE
• ENTERTAINING AREA

Property features AI

Finance

• Other: Property sits on about 1.54 acres; Additional parcel included

Exterior

• Parking: Driveway; Gravel parking
• Utilities: Well water; Septic tank; Internet connected
• Home design: Single-family residence; House with one and one-half levels; Not attached to other structures; No common walls
• Construction: Vinyl siding; Block foundation; Living area approximately 1,585
• Exterior features: Shingle roof; Barn(s) on the property

Interior

• Kitchen: Main-level kitchen approximately 10 x 12
• Bedrooms: Upper-level bedroom approximately 14 x 14; Upper-level bedroom approximately 10 x 10; Upper-level bedroom approximately 12 x 10
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (propane); Central air conditioning
• Interior features: Seven total rooms; Basement present; Other interior features
• Laundry & utility: Laundry located in the basement

🏷️ Possibly a rental listed for sale. The $139,000 price doesn't fit this home's estimated sale value (~$368,916) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 86/100 on livability (#40 in OH, #409 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Eastwood Local (rural): math 74% / reading 81% proficiency, ranked #69 of 656 in OH (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Eastwood Elementary School (math 82% / reading 83%, grade A+, #106 of 1,584 statewide, top 7%, 698 students, 26% FRL); Eastwood Middle School (math 65% / reading 76%, grade A, #131 of 654 statewide, top 21%, 345 students, 26% FRL); Eastwood I High School (math 77% / reading 87%, grade A, #23 of 781 statewide, top 3%, 412 students, 14% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: 19 active listings in the ZIP; solid renter incomes; 493 units permitted in Wood County in 2024 (48 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wood County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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 A-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. 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: 1.02% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.65%
• DSCR: 1.25
• GRM: 8.2

CMA / ARV

• ARV (median comp): $368,916
• List price: $139,000
• Delta: -62.32%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6662 Holcomb Rd	0.06mi	4/2.0 (+1)	1,804 (+14%)	22mo	$380,000	$211	46

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: 0.72×
• Total profit: $-10,842
• Equity at exit: $20,725

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $5,614
• Equity at exit: $12,018

Cash invested: $38,920 (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 43450

• Home prices YoY: -21.4%
• Active inventory: 19
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,413 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$146 /mo · $1,753/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $183

Break-even live

Break-even rent $1,181

Max offer price $139,000

Occupancy floor 82%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   status $139,000 Pending 34 DOM
2. 2026-06-18
   days on market $139,000 Active 34 DOM
3. 2026-06-17
   days on market $139,000 Active 33 DOM
4. 2026-06-16
   days on market $139,000 Active 32 DOM
5. 2026-06-15
   days on market $139,000 Active 31 DOM
6. 2026-06-14
   days on market $139,000 Active 29 DOM
7. 2026-06-13
   days on market $139,000 Active 28 DOM
8. 2026-06-10
   days on market $139,000 Active 26 DOM
9. 2026-06-09
   days on market $139,000 Active 25 DOM
10. 2026-06-08
    days on market $139,000 Active 24 DOM
11. 2026-06-07
    days on market $139,000 Active 23 DOM
12. 2026-06-03
    days on market $139,000 Active 19 DOM
13. 2026-06-02
    days on market $139,000 Active 18 DOM
14. 2026-06-01
    days on market $139,000 Active 17 DOM
15. 2026-05-31
    days on market $139,000 Active 16 DOM
16. 2026-05-30
    days on market $139,000 Active 15 DOM
17. 2026-05-07
    listed $139,000 Active 1162-char remark
18. 2025-10-14
    price $130,000 269-char remark

    Show marketing remark (269 chars)

    2 WELLS, HOUSE WELL PUMP NEW '06, WATER HEATER NEW '03 W/NEW FLUE, SEPTIC INSPECTED W/NEW LID '98, NEW ROOF '01. MOBILE HOME RENTED FOR $350/MONTH LEASE, MOBILE HOME SEPTIC CLEANED '04. THE 1973 MOBILE HOME IS A 14X65 NEW YORKER HAVING 2 BDRMS & 2 ENCLOSED PORCHES.

19. 2018-12-05
    soldstatus $140,000
20. 2006-09-15
    soldstatus $130,000 269-char remark

    Show marketing remark (269 chars)

    2 WELLS, HOUSE WELL PUMP NEW '06, WATER HEATER NEW '03 W/NEW FLUE, SEPTIC INSPECTED W/NEW LID '98, NEW ROOF '01. MOBILE HOME RENTED FOR $350/MONTH LEASE, MOBILE HOME SEPTIC CLEANED '04. THE 1973 MOBILE HOME IS A 14X65 NEW YORKER HAVING 2 BDRMS & 2 ENCLOSED PORCHES.

21. 2006-09-15
    soldstatus $130,000

    Show marketing remark (269 chars)

    2 WELLS, HOUSE WELL PUMP NEW '06, WATER HEATER NEW '03 W/NEW FLUE, SEPTIC INSPECTED W/NEW LID '98, NEW ROOF '01. MOBILE HOME RENTED FOR $350/MONTH LEASE, MOBILE HOME SEPTIC CLEANED '04. THE 1973 MOBILE HOME IS A 14X65 NEW YORKER HAVING 2 BDRMS & 2 ENCLOSED PORCHES.

22. 2006-07-14
    listed $149,000 269-char remark

    Show marketing remark (269 chars)

    2 WELLS, HOUSE WELL PUMP NEW '06, WATER HEATER NEW '03 W/NEW FLUE, SEPTIC INSPECTED W/NEW LID '98, NEW ROOF '01. MOBILE HOME RENTED FOR $350/MONTH LEASE, MOBILE HOME SEPTIC CLEANED '04. THE 1973 MOBILE HOME IS A 14X65 NEW YORKER HAVING 2 BDRMS & 2 ENCLOSED PORCHES.

ⓘ 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: $1,753 · $146/mo
• Projected year-2 tax: $1,961 · $163/mo
• Expected delta: +$207/yr (+$17/mo · 11.8%)

ⓘ 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 ≥100°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: $16,957
• − Mortgage interest: −$7,786
• − Property taxes: −$1,753
• − Insurance: −$695
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$4,044
• Taxable loss: −$35
• Est. tax savings @ 24.0%: +$8
• After-tax cash flow: $2,209/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: Eastwood Local
• NCES district ID: 3905067
• Math proficiency: 74% ▼ -8.00%
• Reading proficiency: 81% ▼ -3.00%
• Median HH income: $58,995
• Composite: 66.42/100
• National rank: #420
• State rank: #69 of 656 in OH

Livability — Pemberville

• Score: 86/100
• State rank: #40
• US rank: #409

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Wood · 127,168 people
• Metro: Toledo, OH
• Population (ZIP): 3,602
• Household income: $80,208
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 16.2

Population outlook (Wood County) Hauer SSP2

• Today (2025): 138,744 people
• By 2030: 143,189 · +3.2%
• By 2040: 150,896 · +8.8%
• By 2050: 158,589 · +14.3%
• By 2075: 182,166 · +31.3%
• By 2100: 196,533 · +41.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 5% Pacific Islander 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1% Other Asian/Pacific 1%

Political lean MEDSL · Wood

• 2024 margin: R (+10.2) · D 44.4% · R 54.6%
• 2008→2024 swing: -17.3pp toward R · 2008: 7.1pp · 2024: -10.2pp
• All cycles: 2024: R+10.2 2020: R+7.6 2016: R+8.5 2012: D+4.2 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.46%
• Current HPI: 203.416
• 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

-6.7% since first listed

7 events — show timeline

• 2026-05-07 Listed $139,000 NORIS
• 2025-10-14 Price Changed $130,000 NORIS
• 2018-12-05 Sold (Public Records) $140,000 Public Records
• 2006-09-15 Sold (Public Records) $130,000 Public Records
• 2006-09-15 Sold (MLS) $130,000 NORIS
• 2006-09-11 Price Changed $149,000 NORIS
• 2006-07-14 Listed $149,000 NORIS

Property tax history

+6.0%/yr

Latest (2025): $1,753 · -3.0% YoY. Source: county tax records.