300 W Stevenson St · Gibsonburg, OH 43431

$119,000

4 bd · 1.0 ba · 1,384 sqft · SingleFamily public records · 95 Days on market

Built 1900 5,140 sqft lot $86/sqft · 29% below area Est $168k · 29% under

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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 +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• Schools +4.8/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in the heart of town! This 4 bedroom, 1bath home sits on a fully fenced yard offering great outdoor space for families, pets, and entertaining. With solid bones and plenty of room, a few cosmetic updates will easily transform this property into a beautiful place to call home!Properties with this much potential at this price point don't come along often. This home is packed with value and possibilities!

Key facts

• 5,140 sq ft lot
• 2 parking spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (12.4% below list).
• Recommended offer: $104k (12.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#483 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Gibsonburg Exempted Village (rural): math 52% / reading 61% proficiency, ranked #347 of 656 in OH (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 10 active listings in the ZIP; solid renter incomes; 23 units permitted in Sandusky County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($83k/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 $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Sandusky County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $16k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $119k implies a 100% 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 $104,303 (12.4% below list)

Questions for the listing agent

1. It's been on market 95 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. 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: 0.88% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.75%
• DSCR: 1.17
• GRM: 9.5

CMA / ARV

• ARV (median comp): $168,076
• List price: $119,000
• Delta: -25.63%
• 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
223 N Main St	0.19mi	3/1.0 (-1)	1,325 (-4%)	16mo	$149,000	$112	66
421 S Main St	0.39mi	3/1.0 (-1)	1,385 (+0%)	13mo	$149,900	$108	66
545 W Stevenson St	0.28mi	3/1.0 (-1)	1,253 (-10%)	2mo	$174,900	$140	64
516 E Yeasting St	0.53mi	3/2.0 (-1)	1,375 (-1%)	6mo	$210,000	$153	60
324 N Main St	0.21mi	3/1.5 (-1)	1,460 (+6%)	22mo	$189,000	$129	56
412 W Yeasting St	0.18mi	3/1.0 (-1)	1,504 (+9%)	20mo	$113,500	$75	55
509 S Patterson St	0.43mi	3/2.0 (-1)	1,400 (+1%)	19mo	$157,900	$113	53
216 N Main St	0.17mi	3/1.0 (-1)	1,182 (-15%)	12mo	$123,230	$104	53
305 S Main St	0.30mi	3/2.0 (-1)	1,544 (+12%)	6mo	$154,500	$100	53
507 S Brentwood Dr	0.44mi	3/1.0 (-1)	1,518 (+10%)	18mo	$198,000	$130	44

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-12,696
• Equity at exit: $17,743

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-2,705
• Equity at exit: $10,289

Cash invested: $33,320 (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 43431

• Home prices YoY: -22.2%
• Active inventory: 10
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,043 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$46 /mo · $554/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $104

Break-even live

Break-even rent $911

Max offer price $119,000

Occupancy floor 85%

Sensitivity live

Price	-10% $172	-5% $138	+0% $104	+5% $70	+10% $37
Rent	-10% $22	-5% $63	+0% $104	+5% $145	+10% $187
Rate	-1.0pp $164	-0.5pp $134	base $104	+0.5pp $73	+1.0pp $42

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   pricedays on market $119,000 Active 95 DOM
2. 2026-06-18
   days on market $125,000 Active 93 DOM
3. 2026-06-17
   days on market $125,000 Active 92 DOM
4. 2026-06-16
   days on market $125,000 Active 91 DOM
5. 2026-06-15
   days on market $125,000 Active 90 DOM
6. 2026-06-13
   days on market $125,000 Active 88 DOM
7. 2026-06-12
   days on market $125,000 Active 87 DOM
8. 2026-06-09
   days on market $125,000 Active 84 DOM
9. 2026-06-08
   days on market $125,000 Active 83 DOM
10. 2026-06-08
    days on market $125,000 Active 82 DOM
11. 2026-06-05
    days on market $125,000 Active 80 DOM
12. 2026-06-04
    days on market $125,000 Active 78 DOM
13. 2026-06-02
    statusdays on market $125,000 Active 77 DOM
14. 2026-06-01
    days on market $125,000 Contingent 76 DOM
15. 2026-05-31
    days on market $125,000 Contingent 75 DOM
16. 2026-05-19
    historical Active Under Contract 424-char remark

    Show marketing remark (425 chars)

    Opportunity Awaits In The Heart Of Town! This 4 Bedroom, 1bath Home Sits On A Fully Fenced Yard Offering Great Outdoor Space For Families, Pets, And Entertaining. With Solid Bones And Plenty Of Room, A Few Cosmetic Updates Will Easily Transform This Property Into A Beautiful Place To Call Home! Properties With This Much Potential At This Price Point Don't Come Along Often. This Home Is Packed With Value And Possibilities!

17. 2026-05-19
    historical Contingent 425-char remark

    Show marketing remark (425 chars)

    Opportunity Awaits In The Heart Of Town! This 4 Bedroom, 1bath Home Sits On A Fully Fenced Yard Offering Great Outdoor Space For Families, Pets, And Entertaining. With Solid Bones And Plenty Of Room, A Few Cosmetic Updates Will Easily Transform This Property Into A Beautiful Place To Call Home! Properties With This Much Potential At This Price Point Don't Come Along Often. This Home Is Packed With Value And Possibilities!

18. 2026-04-27
    status Active 424-char remark

    Show marketing remark (425 chars)

    Opportunity Awaits In The Heart Of Town! This 4 Bedroom, 1bath Home Sits On A Fully Fenced Yard Offering Great Outdoor Space For Families, Pets, And Entertaining. With Solid Bones And Plenty Of Room, A Few Cosmetic Updates Will Easily Transform This Property Into A Beautiful Place To Call Home! Properties With This Much Potential At This Price Point Don't Come Along Often. This Home Is Packed With Value And Possibilities!

19. 2026-04-27
    price $125,000 424-char remark

    Show marketing remark (425 chars)

    Opportunity Awaits In The Heart Of Town! This 4 Bedroom, 1bath Home Sits On A Fully Fenced Yard Offering Great Outdoor Space For Families, Pets, And Entertaining. With Solid Bones And Plenty Of Room, A Few Cosmetic Updates Will Easily Transform This Property Into A Beautiful Place To Call Home! Properties With This Much Potential At This Price Point Don't Come Along Often. This Home Is Packed With Value And Possibilities!

20. 2026-04-27
    status Active 425-char remark

    Show marketing remark (425 chars)

    Opportunity Awaits In The Heart Of Town! This 4 Bedroom, 1bath Home Sits On A Fully Fenced Yard Offering Great Outdoor Space For Families, Pets, And Entertaining. With Solid Bones And Plenty Of Room, A Few Cosmetic Updates Will Easily Transform This Property Into A Beautiful Place To Call Home! Properties With This Much Potential At This Price Point Don't Come Along Often. This Home Is Packed With Value And Possibilities!

21. 2026-04-27
    price $125,000 425-char remark

    Show marketing remark (425 chars)

    Opportunity Awaits In The Heart Of Town! This 4 Bedroom, 1bath Home Sits On A Fully Fenced Yard Offering Great Outdoor Space For Families, Pets, And Entertaining. With Solid Bones And Plenty Of Room, A Few Cosmetic Updates Will Easily Transform This Property Into A Beautiful Place To Call Home! Properties With This Much Potential At This Price Point Don't Come Along Often. This Home Is Packed With Value And Possibilities!

22. 2026-04-17
    historical Active Under Contract 424-char remark

    Show marketing remark (425 chars)

    Opportunity Awaits In The Heart Of Town! This 4 Bedroom, 1bath Home Sits On A Fully Fenced Yard Offering Great Outdoor Space For Families, Pets, And Entertaining. With Solid Bones And Plenty Of Room, A Few Cosmetic Updates Will Easily Transform This Property Into A Beautiful Place To Call Home! Properties With This Much Potential At This Price Point Don't Come Along Often. This Home Is Packed With Value And Possibilities!

23. 2026-04-17
    historical Contingent 425-char remark

    Show marketing remark (425 chars)

    Opportunity Awaits In The Heart Of Town! This 4 Bedroom, 1bath Home Sits On A Fully Fenced Yard Offering Great Outdoor Space For Families, Pets, And Entertaining. With Solid Bones And Plenty Of Room, A Few Cosmetic Updates Will Easily Transform This Property Into A Beautiful Place To Call Home! Properties With This Much Potential At This Price Point Don't Come Along Often. This Home Is Packed With Value And Possibilities!

24. 2026-03-17
    listed $135,000 Active 425-char remark

    Show marketing remark (424 chars)

    Opportunity awaits in the heart of town! This 4 bedroom, 1bath home sits on a fully fenced yard offering great outdoor space for families, pets, and entertaining. With solid bones and plenty of room, a few cosmetic updates will easily transform this property into a beautiful place to call home!Properties with this much potential at this price point don't come along often. This home is packed with value and possibilities!

25. 2026-03-17
    listed $135,000 Active 424-char remark

    Show marketing remark (424 chars)

    Opportunity awaits in the heart of town! This 4 bedroom, 1bath home sits on a fully fenced yard offering great outdoor space for families, pets, and entertaining. With solid bones and plenty of room, a few cosmetic updates will easily transform this property into a beautiful place to call home!Properties with this much potential at this price point don't come along often. This home is packed with value and possibilities!

26. 2026-03-15
    historical $135,000 425-char remark

    Show marketing remark (425 chars)

    Opportunity Awaits In The Heart Of Town! This 4 Bedroom, 1bath Home Sits On A Fully Fenced Yard Offering Great Outdoor Space For Families, Pets, And Entertaining. With Solid Bones And Plenty Of Room, A Few Cosmetic Updates Will Easily Transform This Property Into A Beautiful Place To Call Home! Properties With This Much Potential At This Price Point Don't Come Along Often. This Home Is Packed With Value And Possibilities!

27. 2026-03-10
    historical $135,000 424-char remark

    Show marketing remark (424 chars)

    Opportunity awaits in the heart of town! This 4 bedroom, 1bath home sits on a fully fenced yard offering great outdoor space for families, pets, and entertaining. With solid bones and plenty of room, a few cosmetic updates will easily transform this property into a beautiful place to call home!Properties with this much potential at this price point don't come along often. This home is packed with value and possibilities!

28. 2021-12-06
    historical
29. 2021-10-27
    price $80,000
30. 2021-09-16
    price $90,000
31. 2021-08-24
    price $95,000
32. 2021-07-16
    listed $99,900 Active
33. 2018-02-21
    soldstatus $59,600
34. 2015-06-18
    soldstatus $35,000
35. 2015-01-15
    listed $49,900

ⓘ 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: $554 · $46/mo
• Projected year-2 tax: $1,205 · $100/mo
• Expected delta: +$651/yr (+$54/mo · 117.4%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,516
• − Mortgage interest: −$6,666
• − Property taxes: −$554
• − Insurance: −$595
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$3,462
• Taxable loss: −$763
• Est. tax savings @ 24.0%: +$183
• After-tax cash flow: $1,433/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: Gibsonburg Exempted Village
• NCES district ID: 3904538
• Math proficiency: 52% ▼ -14.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $49,944
• Composite: 48.14/100
• National rank: #2181
• State rank: #347 of 656 in OH

Livability — Gibsonburg

• Score: 70/100
• State rank: #483
• US rank: #8077

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gibsonburg, OH
• County: Sandusky · 51,886 people
• Population (ZIP): 4,632
• Household income: $82,533
• Rent vs Own: 12.3% rent · 87.7% own
• Severe rent burden: 3.6

Population outlook (Sandusky County) Hauer SSP2

• Today (2025): 57,409 people
• By 2030: 55,791 · -2.8%
• By 2040: 51,837 · -9.7%
• By 2050: 47,712 · -16.9%
• By 2075: 39,908 · -30.5%
• By 2100: 33,171 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 2% Lithuanian 2% Scandinavian 1%
• Foreign-born: 1% · Canada
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Sandusky

• 2024 margin: Solid R (+30.9) · D 34.1% · R 65.0%
• 2008→2024 swing: -35.5pp toward R · 2008: 4.6pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+27.6 2016: R+23.0 2012: D+1.9 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.17%
• Current HPI: 196.9998
• 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

+150.5% since first listed

20 events — show timeline

• 2026-05-19 Contingent — FAOR
• 2026-05-19 Contingent — NORIS
• 2026-04-27 Relisted — FAOR
• 2026-04-27 Price Changed $125,000 FAOR
• 2026-04-27 Relisted — NORIS
• 2026-04-27 Price Changed $125,000 NORIS
• 2026-04-17 Contingent — FAOR
• 2026-04-17 Contingent — NORIS
• 2026-03-17 Listed $135,000 NORIS
• 2026-03-17 Listed $135,000 FAOR
• 2026-03-15 Coming Soon $135,000 NORIS
• 2026-03-10 Coming Soon $135,000 FAOR
• 2021-12-06 Listing Removed — NORIS
• 2021-10-27 Price Changed $80,000 NORIS
• 2021-09-16 Price Changed $90,000 NORIS
• 2021-08-24 Price Changed $95,000 NORIS
• 2021-07-16 Listed $99,900 NORIS
• 2018-02-21 Sold (Public Records) $59,600 Public Records
• 2015-06-18 Sold (MLS) $35,000 FAOR
• 2015-01-15 Listed $49,900 FAOR

Property tax history

+1.0%/yr

Latest (2024): $554 · -37.8% YoY. Source: county tax records.