550 S Sandusky Ave · Bucyrus, OH 44820

$159,000

3 bd · 1.0 ba · 2,008 sqft · SingleFamily public records · 92 Days on market

Built 1900 $79/sqft · at area comps Est $159k · at est.

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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).

• Cash flow +14.3/30.0
• ARV discount +7.4/15.0
• DSCR +4.4/10.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two story brick with so much character, starting with the large covered front porch, entry offers winding open stairway, pillars, seat with storage, with pocket door on closet. Living room has hardwood floor under carpet, decorative fireplace, beveled glass on pocket door to dining room with large window seat with storage. Tiger Oak paneling halfway up wall. Kitchen with water closet. Enclosed porch. Second floor has pocket door, walk up attic with potential, full bath, 3 bedrooms (bedroom with enclosed porch). Fenced backyard, 2 car detached garage. Most wood trim is natural. One bath in basement.

Key facts

• Decorative fireplace
• Large window seat
• Tiger oak paneling

Tags

• LARGE COVERED FRONT PORCH
• WINDING OPEN STAIRWAY
• DECORATIVE FIREPLACE
• BEVELED GLASS
• LARGE WINDOW SEAT
• TIGER OAK PANELING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $30 ($358/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 $132k (17.0% below list).
• Recommended offer: $132k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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; 8 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 92 days — a 9% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $94k; list at $159k implies a 68% 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 $131,949 (17.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 17% 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. 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: 0.83% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (median comp): $158,791
• List price: $159,000
• Delta: 0.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
549 S Poplar St	0.11mi	3/1.5	1,948 (-3%)	2mo	$180,000	$92	87
520 Park Ave	0.32mi	3/1.5	2,050 (+2%)	9mo	$130,000	$63	72
545 S Sandusky Ave	0.03mi	3/2.5	2,248 (+12%)	3mo	$222,500	$99	70
708 S Sandusky Ave	0.16mi	3/1.0	2,290 (+14%)	2mo	$200,000	$87	67
103 W Kilbourne Dr	0.57mi	3/1.5	1,950 (-3%)	1mo	$201,000	$103	66
409 Woodlawn Ave	0.26mi	4/2.0 (+1)	1,932 (-4%)	9mo	$110,000	$57	65
583 W Rogers St	0.13mi	4/2.0 (+1)	2,196 (+9%)	5mo	$40,000	$18	65
513 S Poplar St	0.13mi	4/2.0 (+1)	2,245 (+12%)	2mo	$227,000	$101	63
1211 S Sandusky Ave	0.58mi	4/1.5 (+1)	2,031 (+1%)	6mo	$239,900	$118	59
317 South Spring St	0.26mi	4/1.5 (+1)	2,220 (+11%)	5mo	$130,000	$59	59
541 Virginia Ave	0.38mi	3/1.5	1,746 (-13%)	3mo	$162,000	$93	56
521 W Southern Ave	0.56mi	3/2.5	1,958 (-2%)	9mo	$275,000	$140	56

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-23,900
• Equity at exit: $23,707

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-18,502
• Equity at exit: $13,747

Cash invested: $44,520 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,319 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$113 /mo · $1,350/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $30

Break-even live

Break-even rent $1,282

Max offer price $159,000

Occupancy floor 93%

Sensitivity live

Price	-10% $120	-5% $75	+0% $30	+5% $-15	+10% $-60
Rent	-10% $-74	-5% $-22	+0% $30	+5% $82	+10% $134
Rate	-1.0pp $110	-0.5pp $70	base $30	+0.5pp $-11	+1.0pp $-53

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-17
   days on market $159,000 Active 92 DOM
2. 2026-06-16
   days on market $159,000 Active 91 DOM
3. 2026-06-15
   days on market $159,000 Active 90 DOM
4. 2026-06-13
   days on market $159,000 Active 88 DOM
5. 2026-06-12
   pricedays on market $159,000 Active 87 DOM
6. 2026-06-09
   days on market $189,000 Active 84 DOM
7. 2026-06-08
   days on market $189,000 Active 83 DOM
8. 2026-06-07
   days on market $189,000 Active 82 DOM
9. 2026-06-05
   days on market $189,000 Active 80 DOM
10. 2026-06-04
    days on market $189,000 Active 78 DOM
11. 2026-06-02
    days on market $189,000 Active 77 DOM
12. 2026-06-01
    days on market $189,000 Active 76 DOM
13. 2026-05-31
    days on market $189,000 Active 75 DOM
14. 2026-04-27
    price $189,000 605-char remark

    Show marketing remark (605 chars)

    Two story brick with so much character, starting with the large covered front porch, entry offers winding open stairway, pillars, seat with storage, with pocket door on closet. Living room has hardwood floor under carpet, decorative fireplace, beveled glass on pocket door to dining room with large window seat with storage. Tiger Oak paneling halfway up wall. Kitchen with water closet. Enclosed porch. Second floor has pocket door, walk up attic with potential, full bath, 3 bedrooms (bedroom with enclosed porch). Fenced backyard, 2 car detached garage. Most wood trim is natural. One bath in basement.

15. 2026-03-17
    listed $205,000 Active 605-char remark

    Show marketing remark (605 chars)

    Two story brick with so much character, starting with the large covered front porch, entry offers winding open stairway, pillars, seat with storage, with pocket door on closet. Living room has hardwood floor under carpet, decorative fireplace, beveled glass on pocket door to dining room with large window seat with storage. Tiger Oak paneling halfway up wall. Kitchen with water closet. Enclosed porch. Second floor has pocket door, walk up attic with potential, full bath, 3 bedrooms (bedroom with enclosed porch). Fenced backyard, 2 car detached garage. Most wood trim is natural. One bath in basement.

16. 2004-04-30
    soldstatus $94,500

ⓘ 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: $1,350 · $113/mo
• Projected year-2 tax: $1,915 · $160/mo
• Expected delta: +$565/yr (+$47/mo · 41.8%)

ⓘ 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: $15,834
• − Mortgage interest: −$8,906
• − Property taxes: −$1,350
• − Insurance: −$795
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$4,625
• Taxable loss: −$2,377
• Est. tax savings @ 24.0%: +$570
• After-tax cash flow: $928/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

+100.0% since first listed

3 events — show timeline

• 2026-04-27 Price Changed $189,000 MARMLS
• 2026-03-17 Listed $205,000 MARMLS
• 2004-04-30 Sold (Public Records) $94,500 Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,350 · -2.4% YoY. Source: county tax records.