600 Sunset Dr · Upper Sandusky, OH 43351

$1

3 bd · 1.5 ba · 1,680 sqft · SingleFamily public records · 32 Days on market

Built 1977 0.34 ac lot

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Why this score? — see what drove the F 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 +7.5/15.0
• Appreciation +6.4/10.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• Cash flow +2.9/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Brick Ranch Home Auction - May 5th @ 6PM. Opportunity awaits at 600 Sunset Drive, Upper Sandusky, OH! This brick-faced 3-bedroom, 1.5-bath home offers 1,680± sq ft of comfortable, single-level living, including a convenient master half bath. The spacious layout features a central fireplace as the focal point of the main living area, creating a warm and inviting space for everyday living. Additional highlights include a concrete driveway, attached 2-car garage, and a large rear deck—perfect for outdoor entertaining or relaxing evenings. A small storage building adds extra space for tools, lawn equipment, or hobbies. With solid construction, functional layout, and desirable location, this property is ready for your personal touch and updates. Space. Potential. Location. Bid your price at auction!

Key facts

• 0.34 acre lot
• 2 garage spots
• Built 1977

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $226,919 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-747 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• Cap rate 2.3% vs local median 3.6% in Upper Sandusky — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 75/100 on livability (#248 in OH, #3,965 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.
• Upper Sandusky Exempted Village (town): math 60% / reading 64% proficiency, ranked #268 of 656 in OH (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 41 active listings in the ZIP; 20 units permitted in Wyandot County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($72k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $6k appreciation (2.9% local appreciation)).
• Wyandot County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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: property tax is 340378.6% of price.

Recommended offer $1

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 32 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
7. 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?
8. 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.
9. 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.
10. 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: 0.46% ✗
• Cap rate: 2.34%
• Cash-on-cash: -14.11%
• DSCR: 0.37
• GRM: 18.2

CMA / ARV

• ARV (median comp): $226,919
• List price: $1
• Delta: -100.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 N Warpole St	0.10mi	2/1.0 (-1)	1,600 (-5%)	5mo	$215,000	$134	76
605 Polaris Dr	0.19mi	3/2.0	1,536 (-9%)	2mo	$322,500	$210	73
575 Dolly Ave	0.10mi	3/2.0	1,560 (-7%)	24mo	$280,000	$179	61
463 N 7th St	0.61mi	3/1.5	1,612 (-4%)	20mo	$110,000	$68	49
422 N Sandusky Ave	0.70mi	3/1.5	1,564 (-7%)	12mo	$106,000	$68	46
727 Terrace Dr	0.30mi	3/3.0	1,859 (+11%)	21mo	$290,000	$156	45

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

Projected returns pro-forma

2.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.66×
• Total profit: $-21,896
• Equity at exit: $100,250

10-year hold

• IRR: -0.9%
• Equity multiple: 0.86×
• Total profit: $-9,127
• Equity at exit: $153,125

Cash invested: $63,537 (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 43351

• Home prices YoY: 0.8%
• Active inventory: 41

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$1,190
• Tax est. 1.5%: −$284 /mo · $3,404/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $-747

Break-even live

Break-even rent $1,985

Max offer price $118,840

Occupancy floor —

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: $56,730
• Closing costs: $6,808
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-06
   status Pending 820-char remark

   Show marketing remark (820 chars)

   Brick Ranch Home Auction - May 5th @ 6PM. Opportunity awaits at 600 Sunset Drive, Upper Sandusky, OH! This brick-faced 3-bedroom, 1.5-bath home offers 1,680± sq ft of comfortable, single-level living, including a convenient master half bath. The spacious layout features a central fireplace as the focal point of the main living area, creating a warm and inviting space for everyday living. Additional highlights include a concrete driveway, attached 2-car garage, and a large rear deck—perfect for outdoor entertaining or relaxing evenings. A small storage building adds extra space for tools, lawn equipment, or hobbies. With solid construction, functional layout, and desirable location, this property is ready for your personal touch and updates. Space. Potential. Location. Bid your price at auction!

2. 2026-04-01
   listed $1 Active 820-char remark

   Show marketing remark (820 chars)

   Brick Ranch Home Auction - May 5th @ 6PM. Opportunity awaits at 600 Sunset Drive, Upper Sandusky, OH! This brick-faced 3-bedroom, 1.5-bath home offers 1,680± sq ft of comfortable, single-level living, including a convenient master half bath. The spacious layout features a central fireplace as the focal point of the main living area, creating a warm and inviting space for everyday living. Additional highlights include a concrete driveway, attached 2-car garage, and a large rear deck—perfect for outdoor entertaining or relaxing evenings. A small storage building adds extra space for tools, lawn equipment, or hobbies. With solid construction, functional layout, and desirable location, this property is ready for your personal touch and updates. Space. Potential. Location. Bid your price at auction!

3. 2014-07-11
   soldstatus $153,000 229-char remark

   Show marketing remark (229 chars)

   This home is amazingly nice. Open floor plan. Spacious size rooms. Extremely clean, crisp, sharp! Beautiful Deck / Great Yard / Sharp Landscaping. Alarm system. Gorgeous newer corian countertops and lighting features in kitchen.

4. 2014-07-11
   soldstatus $153,000

   Show marketing remark (229 chars)

   This home is amazingly nice. Open floor plan. Spacious size rooms. Extremely clean, crisp, sharp! Beautiful Deck / Great Yard / Sharp Landscaping. Alarm system. Gorgeous newer corian countertops and lighting features in kitchen.

5. 2014-07-11
   soldstatus $153,000

   Show marketing remark (229 chars)

   This home is amazingly nice. Open floor plan. Spacious size rooms. Extremely clean, crisp, sharp! Beautiful Deck / Great Yard / Sharp Landscaping. Alarm system. Gorgeous newer corian countertops and lighting features in kitchen.

6. 2014-06-06
   listed $158,900 229-char remark

   Show marketing remark (229 chars)

   This home is amazingly nice. Open floor plan. Spacious size rooms. Extremely clean, crisp, sharp! Beautiful Deck / Great Yard / Sharp Landscaping. Alarm system. Gorgeous newer corian countertops and lighting features in kitchen.

7. 2014-06-06
   listed $153,000

   Show marketing remark (229 chars)

   This home is amazingly nice. Open floor plan. Spacious size rooms. Extremely clean, crisp, sharp! Beautiful Deck / Great Yard / Sharp Landscaping. Alarm system. Gorgeous newer corian countertops and lighting features in kitchen.

8. 1992-10-09
   soldstatus $96,000

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $12,475
• − Mortgage interest: −$12,711
• − Property taxes: −$3,404
• − Insurance: −$1,135
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$6,601
• Taxable loss: −$13,372
• Est. tax savings @ 24.0%: +$3,209
• After-tax cash flow: $-5,754/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: Upper Sandusky Exempted Village
• NCES district ID: 3910024
• Math proficiency: 60% ▼ -7.00%
• Reading proficiency: 64% ▼ -7.00%
• Median HH income: $44,745
• Composite: 52.22/100
• National rank: #1603
• State rank: #268 of 656 in OH

Livability — Upper Sandusky

• Score: 75/100
• State rank: #248
• US rank: #3965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Upper Sandusky, OH
• County: Wyandot · 23,050 people
• Population (ZIP): 10,568
• Household income: $71,748
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 3.6

Population outlook (Wyandot County) Hauer SSP2

• Today (2025): 21,485 people
• By 2030: 20,883 · -2.8%
• By 2040: 19,425 · -9.6%
• By 2050: 17,815 · -17.1%
• By 2075: 14,208 · -33.9%
• By 2100: 10,744 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Serbian 5% Slovak 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Wyandot

• 2024 margin: Solid R (+51.2) · D 24.0% · R 75.2%
• 2008→2024 swing: -34.7pp toward R · 2008: -16.5pp · 2024: -51.2pp
• All cycles: 2024: R+51.2 2020: R+50.3 2016: R+46.8 2012: R+20.4 2008: R+16.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.86%
• Current HPI: 343.75
• 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

+59.4% since first listed

8 events — show timeline

• 2026-05-06 Pending — NORIS
• 2026-04-01 Listed $1 NORIS
• 2014-07-11 Sold (Public Records) $153,000 Public Records
• 2014-07-11 Sold (MLS) $153,000 NORIS
• 2014-07-11 Sold (MLS) $153,000 NORIS
• 2014-06-06 Listed $153,000 NORIS
• 2014-06-06 Listed $158,900 NORIS
• 1992-10-09 Sold (Public Records) $96,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,602 · +12.3% YoY. Source: county tax records.