2017 Carr St · Sandusky, OH 44870

$105,000

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 50 Days on market

Built 1960 5,279 sqft lot $88/sqft · at area comps Est $106k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.8/15.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make this home your own! Offering 3 bedrooms, laundry room, and a bonus room that could be a dining room, den or even a 4th bedroom if a door is added. Large living room. 2 car detached garage (has single car entry). New roof 2023. New furnace 2020. Convenient West side location just off of Perkins Ave and behind Sandusky Stadium. Walk to high school football games! Buy today and move in tomorrow!

Key facts

• Near local shopping
• One-car garage
• Furnace replaced

Tags

• ONE LEVEL LIVING
• MAIN-LEVEL LAUNDRY
• NEW ROOF
• FURNACE REPLACED
• ONE-CAR GARAGE
• NEAR LOCAL SHOPPING

Property features AI

Exterior

• Parking: Detached garage with garage door opener; Off-street parking; 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Aluminum siding construction; Asphalt roofing
• Exterior features: Asphalt roof; Aluminum siding; Residential zoning

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 5 total rooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating with forced air; Ceiling fans for cooling
• Interior features: Dishwasher; Refrigerator; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% vs local median 5.4% in Sandusky — 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 83/100 on livability (#63 in OH, #929 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D-, employment F.
• Sandusky City (town): math 24% / reading 37% proficiency, ranked #583 of 656 in OH (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 210 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 128 units permitted in Erie County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Erie County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 3y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.30% ✓
• Cap rate: 10.77%
• Cash-on-cash: 15.98%
• DSCR: 1.71
• GRM: 6.4

CMA / ARV

• ARV (median comp): $105,707
• List price: $105,000
• Delta: -0.67%
• 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
1720 Buchanan St	0.26mi	2/1.5	1,264 (+5%)	0mo	$169,500	$134	76
1505 Central Ave	0.48mi	3/1.5 (+1)	1,208 (+1%)	0mo	$205,000	$170	69
1222 W Osborne St	0.43mi	3/2.0 (+1)	1,211 (+1%)	1mo	$70,000	$58	68
1523 Central Ave	0.45mi	3/1.0 (+1)	1,152 (-4%)	3mo	$206,000	$179	65
1510 Pearl St	0.45mi	2/1.0	1,103 (-8%)	3mo	$47,000	$43	63
1430 Pearl St	0.50mi	3/1.5 (+1)	1,259 (+5%)	5mo	$70,000	$56	58
1313 Vine St	0.59mi	3/1.0 (+1)	1,116 (-7%)	1mo	$171,500	$154	55
513 Rockwell St	0.59mi	3/1.0 (+1)	1,312 (+9%)	3mo	$170,000	$130	49
1805 Mills St	0.49mi	3/1.0 (+1)	1,352 (+13%)	2mo	$65,000	$48	49
1318 Tyler St	0.60mi	3/1.0 (+1)	1,342 (+12%)	5mo	$109,000	$81	43
1202 W Monroe St	0.73mi	3/1.0 (+1)	1,086 (-10%)	4mo	$74,000	$68	42
911 A St	0.70mi	3/1.0 (+1)	1,047 (-13%)	2mo	$115,000	$110	40

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: 6.9%
• Equity multiple: 1.27×
• Total profit: $7,918
• Equity at exit: $15,656

10-year hold

• IRR: 16.2%
• Equity multiple: 2.33×
• Total profit: $38,988
• Equity at exit: $9,078

Cash invested: $29,400 (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 44870

• Active inventory: 210
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,363 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$91 /mo · $1,091/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $392

Break-even live

Break-even rent $868

Max offer price $105,000

Occupancy floor 66%

Sensitivity live

Price	-10% $451	-5% $421	+0% $392	+5% $362	+10% $332
Rent	-10% $284	-5% $338	+0% $392	+5% $445	+10% $499
Rate	-1.0pp $444	-0.5pp $418	base $392	+0.5pp $364	+1.0pp $337

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1515 W Perkins Ave Sandusky, OH	2.0	1.0	925	$925	$1.00	44d	1	0.22mi
156 E Market St Sandusky, OH	1.0–2.0	1.0–2.5	1266	$3,539	$2.79	44d	5	1.47mi

Listing history 36 events

1. 2026-06-17
   status $105,000 Pending 50 DOM
2. 2026-06-16
   days on market $105,000 Active 50 DOM
3. 2026-06-15
   days on market $105,000 Active 49 DOM
4. 2026-06-14
   days on market $105,000 Active 47 DOM
5. 2026-06-12
   pricedays on market $105,000 Active 46 DOM
6. 2026-06-09
   days on market $109,000 Active 43 DOM
7. 2026-06-08
   days on market $109,000 Active 42 DOM
8. 2026-06-07
   statusdays on market $109,000 Active 41 DOM
9. 2026-06-03
   days on market $109,000 Active Under Contract 37 DOM
10. 2026-06-02
    days on market $109,000 Active Under Contract 36 DOM
11. 2026-06-01
    days on market $109,000 Active Under Contract 35 DOM
12. 2026-05-31
    days on market $109,000 Active Under Contract 34 DOM
13. 2026-05-30
    days on market $109,000 Active Under Contract 33 DOM
14. 2026-05-12
    price $115,000 680-char remark
15. 2026-04-27
    listed $120,000 Active 680-char remark
16. 2023-11-09
    soldstatus $85,000 Closed 400-char remark

    Show marketing remark (400 chars)

    Make this home your own! Offering 3 bedrooms, laundry room, and a bonus room that could be a dining room, den or even a 4th bedroom if a door is added. Large living room. 2 car detached garage (has single car entry). New roof 2023. New furnace 2020. Convenient West side location just off of Perkins Ave and behind Sandusky Stadium. Walk to high school football games! Buy today and move in tomorrow!

17. 2023-11-09
    soldstatus $85,000

    Show marketing remark (400 chars)

    Make this home your own! Offering 3 bedrooms, laundry room, and a bonus room that could be a dining room, den or even a 4th bedroom if a door is added. Large living room. 2 car detached garage (has single car entry). New roof 2023. New furnace 2020. Convenient West side location just off of Perkins Ave and behind Sandusky Stadium. Walk to high school football games! Buy today and move in tomorrow!

18. 2023-10-17
    historical Active Under Contract 400-char remark

    Show marketing remark (400 chars)

    Make this home your own! Offering 3 bedrooms, laundry room, and a bonus room that could be a dining room, den or even a 4th bedroom if a door is added. Large living room. 2 car detached garage (has single car entry). New roof 2023. New furnace 2020. Convenient West side location just off of Perkins Ave and behind Sandusky Stadium. Walk to high school football games! Buy today and move in tomorrow!

19. 2023-10-09
    status Active 400-char remark

    Show marketing remark (400 chars)

    Make this home your own! Offering 3 bedrooms, laundry room, and a bonus room that could be a dining room, den or even a 4th bedroom if a door is added. Large living room. 2 car detached garage (has single car entry). New roof 2023. New furnace 2020. Convenient West side location just off of Perkins Ave and behind Sandusky Stadium. Walk to high school football games! Buy today and move in tomorrow!

20. 2023-09-06
    price $90,000 400-char remark

    Show marketing remark (400 chars)

    Make this home your own! Offering 3 bedrooms, laundry room, and a bonus room that could be a dining room, den or even a 4th bedroom if a door is added. Large living room. 2 car detached garage (has single car entry). New roof 2023. New furnace 2020. Convenient West side location just off of Perkins Ave and behind Sandusky Stadium. Walk to high school football games! Buy today and move in tomorrow!

21. 2023-08-24
    historical Active Under Contract 400-char remark

    Show marketing remark (400 chars)

    Make this home your own! Offering 3 bedrooms, laundry room, and a bonus room that could be a dining room, den or even a 4th bedroom if a door is added. Large living room. 2 car detached garage (has single car entry). New roof 2023. New furnace 2020. Convenient West side location just off of Perkins Ave and behind Sandusky Stadium. Walk to high school football games! Buy today and move in tomorrow!

22. 2023-08-23
    price $80,000 400-char remark

    Show marketing remark (400 chars)

    Make this home your own! Offering 3 bedrooms, laundry room, and a bonus room that could be a dining room, den or even a 4th bedroom if a door is added. Large living room. 2 car detached garage (has single car entry). New roof 2023. New furnace 2020. Convenient West side location just off of Perkins Ave and behind Sandusky Stadium. Walk to high school football games! Buy today and move in tomorrow!

23. 2023-08-16
    historical
24. 2023-08-11
    historical 400-char remark

    Show marketing remark (400 chars)

    Make this home your own! Offering 3 bedrooms, laundry room, and a bonus room that could be a dining room, den or even a 4th bedroom if a door is added. Large living room. 2 car detached garage (has single car entry). New roof 2023. New furnace 2020. Convenient West side location just off of Perkins Ave and behind Sandusky Stadium. Walk to high school football games! Buy today and move in tomorrow!

25. 2023-08-07
    price $90,000

    Show marketing remark (400 chars)

    Make this home your own! Offering 3 bedrooms, laundry room, and a bonus room that could be a dining room, den or even a 4th bedroom if a door is added. Large living room. 2 car detached garage (has single car entry). New roof 2023. New furnace 2020. Convenient West side location just off of Perkins Ave and behind Sandusky Stadium. Walk to high school football games! Buy today and move in tomorrow!

26. 2023-08-07
    status Active

    Show marketing remark (400 chars)

    Make this home your own! Offering 3 bedrooms, laundry room, and a bonus room that could be a dining room, den or even a 4th bedroom if a door is added. Large living room. 2 car detached garage (has single car entry). New roof 2023. New furnace 2020. Convenient West side location just off of Perkins Ave and behind Sandusky Stadium. Walk to high school football games! Buy today and move in tomorrow!

27. 2023-08-07
    status Active 400-char remark

    Show marketing remark (400 chars)

    Make this home your own! Offering 3 bedrooms, laundry room, and a bonus room that could be a dining room, den or even a 4th bedroom if a door is added. Large living room. 2 car detached garage (has single car entry). New roof 2023. New furnace 2020. Convenient West side location just off of Perkins Ave and behind Sandusky Stadium. Walk to high school football games! Buy today and move in tomorrow!

28. 2023-08-07
    price $90,000 400-char remark

    Show marketing remark (400 chars)

    Make this home your own! Offering 3 bedrooms, laundry room, and a bonus room that could be a dining room, den or even a 4th bedroom if a door is added. Large living room. 2 car detached garage (has single car entry). New roof 2023. New furnace 2020. Convenient West side location just off of Perkins Ave and behind Sandusky Stadium. Walk to high school football games! Buy today and move in tomorrow!

29. 2023-06-29
    historical Active Under Contract 400-char remark

    Show marketing remark (400 chars)

    Make this home your own! Offering 3 bedrooms, laundry room, and a bonus room that could be a dining room, den or even a 4th bedroom if a door is added. Large living room. 2 car detached garage (has single car entry). New roof 2023. New furnace 2020. Convenient West side location just off of Perkins Ave and behind Sandusky Stadium. Walk to high school football games! Buy today and move in tomorrow!

30. 2023-06-27
    status Pending
31. 2023-06-19
    status Active 400-char remark

    Show marketing remark (400 chars)

    Make this home your own! Offering 3 bedrooms, laundry room, and a bonus room that could be a dining room, den or even a 4th bedroom if a door is added. Large living room. 2 car detached garage (has single car entry). New roof 2023. New furnace 2020. Convenient West side location just off of Perkins Ave and behind Sandusky Stadium. Walk to high school football games! Buy today and move in tomorrow!

32. 2023-06-19
    status Active

    Show marketing remark (400 chars)

    Make this home your own! Offering 3 bedrooms, laundry room, and a bonus room that could be a dining room, den or even a 4th bedroom if a door is added. Large living room. 2 car detached garage (has single car entry). New roof 2023. New furnace 2020. Convenient West side location just off of Perkins Ave and behind Sandusky Stadium. Walk to high school football games! Buy today and move in tomorrow!

33. 2023-05-20
    historical Contingent

    Show marketing remark (400 chars)

    Make this home your own! Offering 3 bedrooms, laundry room, and a bonus room that could be a dining room, den or even a 4th bedroom if a door is added. Large living room. 2 car detached garage (has single car entry). New roof 2023. New furnace 2020. Convenient West side location just off of Perkins Ave and behind Sandusky Stadium. Walk to high school football games! Buy today and move in tomorrow!

34. 2023-05-20
    historical Active Under Contract 400-char remark

    Show marketing remark (400 chars)

    Make this home your own! Offering 3 bedrooms, laundry room, and a bonus room that could be a dining room, den or even a 4th bedroom if a door is added. Large living room. 2 car detached garage (has single car entry). New roof 2023. New furnace 2020. Convenient West side location just off of Perkins Ave and behind Sandusky Stadium. Walk to high school football games! Buy today and move in tomorrow!

35. 2023-05-16
    listed $80,000 Active 400-char remark

    Show marketing remark (400 chars)

    Make this home your own! Offering 3 bedrooms, laundry room, and a bonus room that could be a dining room, den or even a 4th bedroom if a door is added. Large living room. 2 car detached garage (has single car entry). New roof 2023. New furnace 2020. Convenient West side location just off of Perkins Ave and behind Sandusky Stadium. Walk to high school football games! Buy today and move in tomorrow!

36. 2023-05-16
    listed $80,000 Active

    Show marketing remark (400 chars)

    Make this home your own! Offering 3 bedrooms, laundry room, and a bonus room that could be a dining room, den or even a 4th bedroom if a door is added. Large living room. 2 car detached garage (has single car entry). New roof 2023. New furnace 2020. Convenient West side location just off of Perkins Ave and behind Sandusky Stadium. Walk to high school football games! Buy today and move in tomorrow!

ⓘ 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: $1,091 · $91/mo
• Projected year-2 tax: $1,365 · $114/mo
• Expected delta: +$273/yr (+$23/mo · 25.0%)

ⓘ 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 ≥95°F today · 16 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: $16,357
• − Mortgage interest: −$5,882
• − Property taxes: −$1,091
• − Insurance: −$525
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$3,055
• Taxable income: $3,188
• Est. tax owed @ 24.0%: −$765
• After-tax cash flow: $3,933/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: Sandusky City
• NCES district ID: 3904474
• Math proficiency: 24% ▼ -17.00%
• Reading proficiency: 37% ▼ -9.00%
• Median HH income: $34,583
• Composite: 25.1/100
• National rank: #7532
• State rank: #583 of 656 in OH

Livability — Sandusky

• Score: 83/100
• State rank: #63
• US rank: #929

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sandusky, OH
• County: Erie County · 39,883 people
• City population: 39,883
• Metro: Sandusky, OH
• Population (ZIP): 39,883
• Household income: $62,082
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 1602.0

Population outlook (Erie County) Hauer SSP2

• Today (2025): 73,204 people
• By 2030: 71,341 · -2.5%
• By 2040: 66,771 · -8.8%
• By 2050: 62,512 · -14.6%
• By 2075: 56,154 · -23.3%
• By 2100: 49,045 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 15% Two or more races 8% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Slovak 2% Subsaharan African 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Erie

• 2024 margin: R (+14.1) · D 42.5% · R 56.6%
• 2008→2024 swing: -28.0pp toward R · 2008: 13.9pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+11.6 2016: R+9.8 2012: D+11.3 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -151.99%
• Current HPI: 209.6383
• Rent YoY: —
• Metro: Sandusky, OH
• 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

+31.2% since first listed

28 events — show timeline

• 2026-06-16 Pending — FAOR
• 2026-06-12 Price Changed $105,000 FAOR
• 2026-06-06 Relisted — FAOR
• 2026-05-21 Contingent — FAOR
• 2026-05-20 Price Changed $109,000 FAOR
• 2026-05-12 Price Changed $115,000 FAOR
• 2026-04-27 Listed $120,000 FAOR
• 2023-11-09 Sold (Public Records) $85,000 Public Records
• 2023-11-09 Sold (MLS) $85,000 FAOR
• 2023-10-17 Contingent — FAOR
• 2023-10-09 Relisted — FAOR
• 2023-09-06 Price Changed $90,000 FAOR
• 2023-08-24 Contingent — FAOR
• 2023-08-23 Price Changed $80,000 FAOR
• 2023-08-16 Listing Removed — MLSNOW
• 2023-08-11 Delisted — FAOR
• 2023-08-07 Price Changed $90,000 MLSNOW
• 2023-08-07 Relisted — MLSNOW
• 2023-08-07 Relisted — FAOR
• 2023-08-07 Price Changed $90,000 FAOR
• 2023-06-29 Contingent — FAOR
• 2023-06-27 Pending — MLSNOW
• 2023-06-19 Relisted — FAOR
• 2023-06-19 Relisted — MLSNOW
• 2023-05-20 Contingent — MLSNOW
• 2023-05-20 Contingent — FAOR
• 2023-05-16 Listed $80,000 MLSNOW
• 2023-05-16 Listed $80,000 FAOR

Property tax history

+2.8%/yr

Latest (2025): $1,091 · -1.0% YoY. Source: county tax records.