229 W Main St · North Fairfield, OH 44855

$39,900

2 bd · 1.0 ba · 1,366 sqft · SingleFamily public records · 118 Days on market

Built 1955 0.79 ac lot $29/sqft · 67% below 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Schools +4.7/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Sold As Is, Cash offers only, Property was just surveyed new acreage is 0.7929 per new survey. Buyers are highly encouraged to contact the Huron County Heath Department as to the ability to install new septic system. Current system was installed in 1950s.

Key facts

• 0.79 acre lot
• 2 garage spots
• Built 1955

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $585 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#885 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• South Central Local (rural): math 53% / reading 56% proficiency, ranked #376 of 656 in OH (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: South Central Elementary School (math 57% / reading 52%, grade C, #788 of 1,584 statewide, top 52%, 387 students, 42% FRL); South Central Junior High School (math 47% / reading 52%, grade C, #421 of 654 statewide, top 65%, 147 students, 38% FRL); South Central High School (math 52% / reading 77%, grade B-, #164 of 781 statewide, top 24%, 212 students, 35% FRL) — zoned schools at 38% FRL track the district average.
• Market conditions: 2 active listings in the ZIP; 40 units permitted in Huron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($276 loan paydown + $1k appreciation (3.5% local appreciation)).
• Huron County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.5% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $36,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.78% ✓
• Cap rate: 23.90%
• Cash-on-cash: 62.87%
• DSCR: 3.80
• GRM: 3.0

CMA / ARV

• ARV (median comp): $119,841
• List price: $39,900
• Delta: -66.71%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
229 W Main St	0.00mi	2/1.0	1,366 (0%)	1mo	$32,750	$24	100
103 E Main St	0.66mi	2/2.0	1,200 (-12%)	8mo	$171,000	$143	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 68.2%
• Equity multiple: 4.87×
• Total profit: $43,230
• Equity at exit: $19,129

10-year hold

• IRR: 67.3%
• Equity multiple: 9.98×
• Total profit: $100,335
• Equity at exit: $30,440

Cash invested: $11,172 (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 44855

• Home prices YoY: 1.4%
• Active inventory: 2
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,107 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $585

Break-even live

Break-even rent $367

Max offer price $39,900

Occupancy floor 42%

Sensitivity live

Price	-10% $608	-5% $597	+0% $585	+5% $574	+10% $563
Rent	-10% $498	-5% $542	+0% $585	+5% $629	+10% $673
Rate	-1.0pp $605	-0.5pp $595	base $585	+0.5pp $575	+1.0pp $564

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-12
   status Pending 255-char remark

   Show marketing remark (255 chars)

   Sold As Is, Cash offers only, Property was just surveyed new acreage is 0.7929 per new survey. Buyers are highly encouraged to contact the Huron County Heath Department as to the ability to install new septic system. Current system was installed in 1950s.

2. 2026-01-13
   listed $39,900 Active 255-char remark

   Show marketing remark (255 chars)

   Sold As Is, Cash offers only, Property was just surveyed new acreage is 0.7929 per new survey. Buyers are highly encouraged to contact the Huron County Heath Department as to the ability to install new septic system. Current system was installed in 1950s.

ⓘ 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: $764 · $64/mo
• Projected year-2 tax: $764 · $64/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,290
• − Mortgage interest: −$2,235
• − Property taxes: −$764
• − Insurance: −$200
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$1,161
• Taxable income: $6,804
• Est. tax owed @ 24.0%: −$1,633
• After-tax cash flow: $5,391/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: South Central Local
• NCES district ID: 3904773
• Math proficiency: 53% ▼ -11.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $50,657
• Composite: 46.57/100
• National rank: #2425
• State rank: #376 of 656 in OH

Livability — North Fairfield

• Score: 62/100
• State rank: #885
• US rank: #16746

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Fairfield, OH
• County: Huron · 56,496 people
• Population (ZIP): 1,175
• Household income: $67,054
• Rent vs Own: 15.5% rent · 84.5% own
• Severe rent burden: 7.8

Population outlook (Huron County) Hauer SSP2

• Today (2025): 55,572 people
• By 2030: 53,514 · -3.7%
• By 2040: 48,770 · -12.2%
• By 2050: 43,611 · -21.5%
• By 2075: 32,349 · -41.8%
• By 2100: 21,849 · -60.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 4% Italian 3% Iranian 1%

Political lean MEDSL · Huron

• 2024 margin: Solid R (+44.0) · D 27.6% · R 71.6%
• 2008→2024 swing: -40.9pp toward R · 2008: -3.1pp · 2024: -44.0pp
• All cycles: 2024: R+44.0 2020: R+41.2 2016: R+36.4 2012: R+8.9 2008: R+3.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.52%
• Current HPI: 257.6351
• 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

2 events — show timeline

• 2026-05-12 Pending — FAOR
• 2026-01-13 Listed $39,900 FAOR

Property tax history

+4.0%/yr

Latest (2025): $764 · +2.5% YoY. Source: county tax records.