105 W College Ave · Woodville, OH 43469

$119,900

4 bd · 1.0 ba · 1,123 sqft · SingleFamily public records · 1 Days on market

Built 1917 4,661 sqft lot Est $162k · 26% 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 +16.4/30.0
• ARV discount +15.0/15.0
• Schools +5.4/10.0
• DSCR +5.1/10.0
• 1% rule +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CUTE 4 bdrm, 1 bath home priced to Sell! Attached garage with wall furnace for the work space/hobbyist. Most windows have been replaced.l Newer gas range & dishwasher. Rear shed & full bsmt provides additional storage. Fenced in backyard, all appliances remain including washer/dryer. Estate property being sold "AS IS".

Key facts

• 4,661 sq ft lot
• Garage
• Built 1917

Property features AI

Exterior

• Parking: Attached garage; On-street parking; 1 garage space; Total 3 parking spaces
• Utilities: Electricity available (100 Amp service); Public water; Public sewer
• Home design: Single-family house; Two levels; No common walls; Living area reported from public records
• Construction: Shingle siding; Combination foundation; Built as residential single family residence
• Exterior features: Shingle roof

Interior

• Kitchen: Gas Range; Water Heater
• Bedrooms: Bedroom 2 on upper level; Bedroom 3 on upper level (walk-in closet)
• Flooring: Wood; Laminate (kitchen)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Coal heating; Mini split system
• Interior features: Double pane windows; Other interior features
• Laundry & utility: Laundry on main level; Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-393 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $50k (57.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (8.2% below list).
• Recommended offer: $50k (57.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 72/100 on livability (#357 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.
• Woodmore Local (rural): math 59% / reading 66% proficiency, ranked #238 of 656 in OH (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Woodmore Elementary School (math 72% / reading 67%, grade A-, #391 of 1,584 statewide, top 27%, 391 students, 36% FRL); Woodmore Middle School (math 52% / reading 63%, grade B, #302 of 654 statewide, top 46%, 285 students, 0% FRL); Woodmore High School (math 52% / reading 77%, grade B-, #164 of 781 statewide, top 24%, 259 students, 11% FRL).
• Market conditions: 7 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 ($87k/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 $829 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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.
• Current owner paid $32k; list at $120k implies a 277% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,442 (57.9% 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. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
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: 0.92% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.40%
• DSCR: 1.11
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $161,712
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 W 1st St	0.31mi	3/1.0 (-1)	1,124 (+0%)	7mo	$138,000	$123	74
422 Henry Dr	0.36mi	3/1.0 (-1)	1,184 (+5%)	17mo	$170,000	$144	55
913 W College Ave	0.60mi	3/1.0 (-1)	1,012 (-10%)	0mo	$154,900	$153	50
1005 W College Ave	0.66mi	3/1.5 (-1)	1,248 (+11%)	1mo	$175,000	$140	43

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: -42.4%
• Equity multiple: -0.32×
• Total profit: $-44,188
• Equity at exit: $17,877

10-year hold

• IRR: -69.2%
• Equity multiple: -1.07×
• Total profit: $-69,572
• Equity at exit: $10,367

Cash invested: $33,572 (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 43469

• Home prices YoY: -19.3%
• Active inventory: 7
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,101 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$123 /mo · $1,482/yr
• Insurance: −$50
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-393

Break-even live

Break-even rent $1,598

Max offer price $50,442

Occupancy floor —

Sensitivity live

Price	-10% $-325	-5% $-359	+0% $-393	+5% $-427	+10% $-461
Rent	-10% $-480	-5% $-437	+0% $-393	+5% $-350	+10% $-306
Rate	-1.0pp $-333	-0.5pp $-363	base $-393	+0.5pp $-424	+1.0pp $-456

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-06-18
   remarks 264-char remark
2. 2026-06-18
   listed $119,900 Active 1 DOM

ⓘ 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: $1,482 · $123/mo
• Projected year-2 tax: $1,676 · $140/mo
• Expected delta: +$194/yr (+$16/mo · 13.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone AE · 24% 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: $13,207
• − Mortgage interest: −$6,716
• − Property taxes: −$1,482
• − Insurance: −$6,124
• − Repairs & maintenance: −$1,057
• − Management: −$1,057
• − Depreciation: −$3,488
• Taxable loss: −$6,717
• Est. tax savings @ 24.0%: +$1,612
• After-tax cash flow: $-3,106/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: Woodmore Local
• NCES district ID: 3904957
• Math proficiency: 59% ▼ -16.00%
• Reading proficiency: 66% ▼ -11.00%
• Median HH income: $57,406
• Composite: 53.84/100
• National rank: #1410
• State rank: #238 of 656 in OH

Livability — Woodville

• Score: 72/100
• State rank: #357
• US rank: #5770

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodville, OH
• County: Sandusky · 51,886 people
• Population (ZIP): 2,991
• Household income: $87,292
• Rent vs Own: 17.2% rent · 82.8% own

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 11% Two or more races 8%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Lithuanian 8% Romanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

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: ▼ -42.49%
• Current HPI: 177.4244
• 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

+228.5% since first listed

6 events — show timeline

• 2026-06-16 Listed $119,900 NORIS
• 2025-10-14 Price Changed $31,800 NORIS
• 2016-08-15 Sold (Public Records) $31,800 Public Records
• 2016-08-12 Sold (MLS) $31,800 NORIS
• 2016-06-02 Price Changed $36,500 NORIS
• 2015-12-02 Listed $36,500 NORIS

Property tax history

+13.4%/yr

Latest (2025): $1,482 · +94.2% YoY. Source: county tax records.