1220 E Warren St · Bucyrus, OH 44820

$85,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 258 Days on market

Built 1988 $89/sqft · 28% below area Est $117k · 28% under ↓ 11% since listing

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +13.1/30.0
• DSCR +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy 3 bedroom, 2 bath ranch is perfect for downsizing. Features a fenced in back yard for your pets or just relaxing in privacy. Additional garage behind fence in back for extra storage. Make an appointment to see it today!

Key facts

• Fenced in back yard
• Garage
• Built 1988

Tags

• FENCED IN BACK YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $-3 ($-34/yr) — negative.
• To cash-flow at today's rent, offer at most $85k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $74k (12.4% below list).
• Recommended offer: $74k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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; 1 comparable units currently listed for rent nearby; 8 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($57k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 258 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $74,500 (12.4% 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 258 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.14%
• DSCR: 0.99
• GRM: 9.5

CMA / ARV

• ARV (median comp): $117,384
• List price: $85,000
• Delta: -27.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
256 Hayes Ave	0.14mi	3/1.0 (+1)	936 (-2%)	14mo	$130,000	$139	73
1211 Reid St	0.19mi	3/1.0 (+1)	1,080 (+12%)	14mo	$91,000	$84	54
1320 E Southern Ave	0.62mi	2/2.0	896 (-7%)	5mo	$200,000	$223	52
1140 Whetstone St	0.72mi	3/1.5 (+1)	923 (-4%)	3mo	$96,500	$105	51
210 Wiley St	0.43mi	2/1.0	1,064 (+11%)	15mo	$77,500	$73	49
1140 Hopley Ave	0.71mi	2/1.0	948 (-1%)	19mo	$124,000	$131	49
215 E Charles St	0.71mi	2/1.0	1,008 (+5%)	14mo	$82,000	$81	47
1402 Cullen Ave	0.68mi	3/1.0 (+1)	1,040 (+8%)	7mo	$155,000	$149	44
560 Park Ave	0.56mi	3/1.0 (+1)	1,040 (+8%)	18mo	$98,500	$95	40
1125 Jefferson	0.74mi	2/1.5	864 (-10%)	19mo	$139,170	$161	31

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: -16.5%
• Equity multiple: 0.41×
• Total profit: $-13,939
• Equity at exit: $12,674

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-12,312
• Equity at exit: $7,349

Cash invested: $23,800 (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: 9.5×

Monthly cashflow live

• Estimated rent: $745 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$110 /mo · $1,322/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$156
• Net cashflow: $-3

Break-even live

Break-even rent $749

Max offer price $84,504

Occupancy floor 95%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
738 W Charles St Unit 738 Bucyrus, OH	1.0	1.0	700	$745	$1.06	43d	1	1.32mi

Listing history 16 events

1. 2026-06-08
   days on market $85,000 Active 258 DOM
2. 2026-06-07
   days on market $85,000 Active 257 DOM
3. 2026-06-05
   days on market $85,000 Active 255 DOM
4. 2026-06-04
   days on market $85,000 Active 253 DOM
5. 2026-06-02
   days on market $85,000 Active 252 DOM
6. 2026-06-01
   days on market $85,000 Active 251 DOM
7. 2026-05-31
   days on market $85,000 Active 250 DOM
8. 2026-05-04
   price $85,000 229-char remark

   Show marketing remark (229 chars)

   This cozy 3 bedroom, 2 bath ranch is perfect for downsizing. Features a fenced in back yard for your pets or just relaxing in privacy. Additional garage behind fence in back for extra storage. Make an appointment to see it today!

9. 2026-04-08
   price $89,900 229-char remark

   Show marketing remark (229 chars)

   This cozy 3 bedroom, 2 bath ranch is perfect for downsizing. Features a fenced in back yard for your pets or just relaxing in privacy. Additional garage behind fence in back for extra storage. Make an appointment to see it today!

10. 2025-11-17
    status Active 229-char remark

    Show marketing remark (229 chars)

    This cozy 3 bedroom, 2 bath ranch is perfect for downsizing. Features a fenced in back yard for your pets or just relaxing in privacy. Additional garage behind fence in back for extra storage. Make an appointment to see it today!

11. 2025-10-13
    historical Active Under Contract 229-char remark

    Show marketing remark (229 chars)

    This cozy 3 bedroom, 2 bath ranch is perfect for downsizing. Features a fenced in back yard for your pets or just relaxing in privacy. Additional garage behind fence in back for extra storage. Make an appointment to see it today!

12. 2025-09-23
    listed $95,000 Active 229-char remark

    Show marketing remark (229 chars)

    This cozy 3 bedroom, 2 bath ranch is perfect for downsizing. Features a fenced in back yard for your pets or just relaxing in privacy. Additional garage behind fence in back for extra storage. Make an appointment to see it today!

13. 2024-12-16
    soldstatus $85,000
14. 2024-12-12
    soldstatus $84,000 Closed 358-char remark

    Show marketing remark (358 chars)

    This clean and cozy 3 bedroom, 2 bath ranch is move in ready. Key features include primary bedroom w/ full bath and walk-in closet, eat-in kitchen, living room with breakfast bar and fireplace. The one car and 1.5 car detached garages provide plenty of storage and the privacy fenced back yard offer a great space of gardening, pets or enjoying the outdoors.

15. 2024-11-12
    historical Active Under Contract 358-char remark

    Show marketing remark (358 chars)

    This clean and cozy 3 bedroom, 2 bath ranch is move in ready. Key features include primary bedroom w/ full bath and walk-in closet, eat-in kitchen, living room with breakfast bar and fireplace. The one car and 1.5 car detached garages provide plenty of storage and the privacy fenced back yard offer a great space of gardening, pets or enjoying the outdoors.

16. 2024-10-25
    listed $95,000 Active 358-char remark

    Show marketing remark (358 chars)

    This clean and cozy 3 bedroom, 2 bath ranch is move in ready. Key features include primary bedroom w/ full bath and walk-in closet, eat-in kitchen, living room with breakfast bar and fireplace. The one car and 1.5 car detached garages provide plenty of storage and the privacy fenced back yard offer a great space of gardening, pets or enjoying the outdoors.

ⓘ 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: $1,322 · $110/mo
• Projected year-2 tax: $1,324 · $110/mo
• Expected delta: +$2/yr ($0/mo · 0.1%)

ⓘ 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 ≥98°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: $8,940
• − Mortgage interest: −$4,761
• − Property taxes: −$1,322
• − Insurance: −$425
• − Repairs & maintenance: −$715
• − Management: −$715
• − Depreciation: −$2,473
• Taxable loss: −$1,472
• Est. tax savings @ 24.0%: +$353
• After-tax cash flow: $320/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: 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

-10.5% since first listed

9 events — show timeline

• 2026-05-04 Price Changed $85,000 MARMLS
• 2026-04-08 Price Changed $89,900 MARMLS
• 2025-11-17 Relisted — MARMLS
• 2025-10-13 Contingent — MARMLS
• 2025-09-23 Listed $95,000 MARMLS
• 2024-12-16 Sold (Public Records) $85,000 Public Records
• 2024-12-12 Sold (MLS) $84,000 MARMLS
• 2024-11-12 Contingent — MARMLS
• 2024-10-25 Listed $95,000 MARMLS

Property tax history

+2.9%/yr

Latest (2025): $1,322 · +51.0% YoY. Source: county tax records.