413 &1/2 Woodlawn Ave · Bucyrus, OH 44820

$132,000

4 bd · 2.0 ba · 2,526 sqft · MultiFamily · 42 Days on market

Built 1880 Fair condition 8,276 sqft lot $52/sqft · 77% above area

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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
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Terrific investment opportunity for you with this 2,526sf duplex close to amenities in Bucyrus SD. This large two-unit property has had steady tenant demand and good cash-flow. Utilities are separate and tenants pay all of their own costs, including lawn and snow maintenance. The lower unit is 1,492sf and has 3 (or 4) beds, 1 bath, eat-in kitchen w/ breakfast bar, gas FA furnace, rear deck, and use of the 2-car garage (driveway off of East St). It also includes the refrigerator, stove, and has laundry hookups. The upper unit is 1,034sf and features 2 beds, 1 bath, refrigerator, and available parking off of the driveway. It has been recently remodeled in 2026 w/ new vinyl plank flooring, pai

Key facts

• 8,276 sq ft lot
• 4 parking spots
• Built 1880

Property features AI

Exterior

• Parking: 4 parking spaces
• Utilities: Public water; Public sewer
• Home design: Multi-family residential income property; Single-story
• Construction: Aluminum siding
• Exterior features: Deck

Interior

• Heating & cooling: Baseboard heating; Electric heating; Forced air heating; Natural gas heating
• Interior features: Full walk-out basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $132k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive. Per door: $275/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $128k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 4.4% in Bucyrus — 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 78/100 on livability (#158 in OH, #2,388 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.
• Bucyrus City (town): math 37% / reading 46% proficiency, ranked #537 of 656 in OH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 81 active listings in the ZIP; 8 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $913 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Crawford County population projected at -22% 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 $37k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y 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 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,040 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.40% ✓
• Cap rate: 11.29%
• Cash-on-cash: 17.83%
• DSCR: 1.79
• GRM: 5.9

CMA / ARV

• ARV (median comp): $74,515
• List price: $132,000
• Delta: 77.15%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.4%
• Equity multiple: 1.37×
• Total profit: $13,622
• Equity at exit: $19,682

10-year hold

• IRR: 18.5%
• Equity multiple: 2.54×
• Total profit: $57,022
• Equity at exit: $11,413

Cash invested: $36,960 (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 44820

• Home prices YoY: -27.1%
• Active inventory: 81
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,850 medium
• Mortgage (P&I): −$692
• Tax est. 1.5%: −$165 /mo · $1,980/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $549

Break-even live

Break-even rent $1,155

Max offer price $132,000

Occupancy floor 65%

Sensitivity live

Price	-10% $640	-5% $595	+0% $549	+5% $504	+10% $458
Rent	-10% $403	-5% $476	+0% $549	+5% $622	+10% $695
Rate	-1.0pp $616	-0.5pp $583	base $549	+0.5pp $515	+1.0pp $480

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,850
Total (2 units)			$1,850

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $132,000 Active 42 DOM
2. 2026-06-18
   days on market $132,000 Active 40 DOM
3. 2026-06-17
   days on market $132,000 Active 39 DOM
4. 2026-06-16
   days on market $132,000 Active 38 DOM
5. 2026-06-15
   days on market $132,000 Active 37 DOM
6. 2026-06-13
   days on market $132,000 Active 35 DOM
7. 2026-06-12
   days on market $132,000 Active 34 DOM
8. 2026-06-09
   days on market $132,000 Active 31 DOM
9. 2026-06-08
   days on market $132,000 Active 30 DOM
10. 2026-06-07
    pricedays on market $132,000 Active 29 DOM
11. 2026-06-05
    days on market $137,000 Active 27 DOM
12. 2026-06-04
    days on market $137,000 Active 25 DOM
13. 2026-06-02
    days on market $137,000 Active 24 DOM
14. 2026-06-01
    days on market $137,000 Active 23 DOM
15. 2026-05-31
    days on market $137,000 Active 22 DOM
16. 2026-05-09
    listed $137,000 Active 833-char remark
17. 2025-10-14
    historical
18. 2016-06-30
    historical
19. 2016-06-30
    historical
20. 2015-06-05
    listed $69,900
21. 2015-06-05
    listed $69,900
22. 2013-09-06
    historical
23. 2013-03-26
    listed $69,900
24. 2013-03-26
    listed $69,900
25. 2012-08-16
    historical
26. 2012-08-16
    historical
27. 2012-05-16
    listed $69,900
28. 2012-05-16
    listed $69,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,200
• − Mortgage interest: −$7,394
• − Property taxes: −$1,980
• − Insurance: −$660
• − Repairs & maintenance: −$1,776
• − Management: −$1,776
• − Depreciation: −$3,840
• Taxable income: $4,774
• Est. tax owed @ 24.0%: −$1,146
• After-tax cash flow: $5,446/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This 2-unit property requires moderate repairs to exterior siding and roof inspection. Painting and roof repair would significantly enhance its curb appeal and value.

Repairs flagged

• Moderate exterior siding — Weathered and discolored
• Moderate roof inspection — No visible damage, but could use inspection

Value-add opportunities

• Both paint exterior — Enhances curb appeal and value
• Both roof inspection and repair — Ensures structural integrity and prevents future issues

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Weathered and discolored	Moderate	$3,000–15,000
roof inspection · No visible damage, but could use inspection	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Both paint exterior — Enhances curb appeal and value ↑
• Both roof inspection and repair — Ensures structural integrity and prevents future issues ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bucyrus City
• NCES district ID: 3904368
• Math proficiency: 37% ▼ -15.00%
• Reading proficiency: 46% ▼ -5.00%
• Median HH income: $36,819
• Composite: 34.45/100
• National rank: #5196
• State rank: #537 of 656 in OH

Livability — Bucyrus

• Score: 78/100
• State rank: #158
• US rank: #2388

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bucyrus, OH
• County: Crawford · 26,873 people
• City population: 17,265
• Population (ZIP): 17,265
• Household income: $56,942
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 8.2

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 39,421 people
• By 2030: 37,656 · -4.5%
• By 2040: 34,043 · -13.6%
• By 2050: 30,617 · -22.3%
• By 2075: 23,652 · -40.0%
• By 2100: 17,786 · -54.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Asian 1% Black 1%
• Common ancestry: Iranian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+53.0) · D 23.1% · R 76.1%
• 2008→2024 swing: -33.9pp toward R · 2008: -19.0pp · 2024: -53.0pp
• All cycles: 2024: R+53.0 2020: R+50.9 2016: R+46.8 2012: R+22.7 2008: R+19.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.64%
• Current HPI: 176.3548
• 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

+88.8% since first listed

14 events — show timeline

• 2026-06-06 Price Changed $132,000 ABOR
• 2026-05-09 Listed $137,000 ABOR
• 2025-10-14 Listing Removed — NORIS
• 2016-06-30 Listing Removed — NORIS
• 2016-06-30 Listing Removed — NORIS
• 2015-06-05 Listed $69,900 NORIS
• 2015-06-05 Listed $69,900 NORIS
• 2013-09-06 Listing Removed — NORIS
• 2013-03-26 Listed $69,900 NORIS
• 2013-03-26 Listed $69,900 NORIS
• 2012-08-16 Listing Removed — NORIS
• 2012-08-16 Listing Removed — NORIS
• 2012-05-16 Listed $69,900 NORIS
• 2012-05-16 Listed $69,900 NORIS