1100 S Main St · Fostoria, OH 44830

$104,900

5 bd · 1.0 ba · 1,277 sqft · SingleFamily public records · 28 Days on market

Built 1940 5,750 sqft lot

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charm of yesteryear this 4-bedroom, 1-bath home offers timeless appeal in a well-established neighborhood just minutes from downtown shopping, restaurants, and everyday conveniences. With spacious living areas and classic details throughout, this older home provides the perfect opportunity to add your personal touch while enjoying a convenient location close to it all. Enjoy relaxing mornings on the welcoming front porch, plus the added accessibility of a front entry ramp. The property also features a 2+ car detached garage offering ample space for parking, storage, or a workshop area. Whether you're looking for a place to call home or an investment opportunity, this property combines comfort, charm, and location in one inviting package.

Key facts

• Front entry ramp
• Front porch
• Detached garage

Tags

• FRONT PORCH
• FRONT ENTRY RAMP
• DETACHED GARAGE
• SPACIOUS LIVING AREAS

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Water connected
• Home design: Single family residence; One-and-one-half story
• Construction: Vinyl siding; Block foundation
• Exterior features: Deck; Corner, level lot

Interior

• Kitchen: Range
• Bedrooms: Total rooms: 9
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Range; Partial basement; Accessible entrance with ramp

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/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: $103k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.4% in Fostoria — 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 76/100 on livability (#216 in OH, #3,330 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, commute F, employment D-.
• Fostoria City (town): math 30% / reading 39% proficiency, ranked #566 of 656 in OH (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 44 active listings in the ZIP; 45 units permitted in Seneca County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Seneca County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,326 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.55%
• DSCR: 1.47
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $38,310
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
242 Sycamore St	0.29mi	5/2.0	1,156 (-10%)	1mo	$35,000	$30	66

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-581
• Equity at exit: $15,641

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $20,537
• Equity at exit: $9,070

Cash invested: $29,372 (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 44830

• Home prices YoY: -16.1%
• Active inventory: 44
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,137 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$46 /mo · $556/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $258

Break-even live

Break-even rent $810

Max offer price $104,900

Occupancy floor 72%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-12
   statusdays on market $104,900 Pending 28 DOM
2. 2026-06-09
   days on market $104,900 Active Under Contract 27 DOM
3. 2026-06-08
   days on market $104,900 Active Under Contract 26 DOM
4. 2026-06-08
   days on market $104,900 Active Under Contract 25 DOM
5. 2026-06-04
   days on market $104,900 Active Under Contract 21 DOM
6. 2026-06-02
   days on market $104,900 Active Under Contract 20 DOM
7. 2026-06-01
   days on market $104,900 Active Under Contract 19 DOM
8. 2026-05-31
   days on market $104,900 Active Under Contract 18 DOM
9. 2026-05-12
   listed $104,900 Active 748-char remark

   Show marketing remark (748 chars)

   Charm of yesteryear this 4-bedroom, 1-bath home offers timeless appeal in a well-established neighborhood just minutes from downtown shopping, restaurants, and everyday conveniences. With spacious living areas and classic details throughout, this older home provides the perfect opportunity to add your personal touch while enjoying a convenient location close to it all. Enjoy relaxing mornings on the welcoming front porch, plus the added accessibility of a front entry ramp. The property also features a 2+ car detached garage offering ample space for parking, storage, or a workshop area. Whether you're looking for a place to call home or an investment opportunity, this property combines comfort, charm, and location in one inviting package.

10. 2026-05-12
    listed $104,900 Active 748-char remark

    Show marketing remark (748 chars)

    Charm of yesteryear this 4-bedroom, 1-bath home offers timeless appeal in a well-established neighborhood just minutes from downtown shopping, restaurants, and everyday conveniences. With spacious living areas and classic details throughout, this older home provides the perfect opportunity to add your personal touch while enjoying a convenient location close to it all. Enjoy relaxing mornings on the welcoming front porch, plus the added accessibility of a front entry ramp. The property also features a 2+ car detached garage offering ample space for parking, storage, or a workshop area. Whether you're looking for a place to call home or an investment opportunity, this property combines comfort, charm, and location in one inviting package.

ⓘ 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: $556 · $46/mo
• Projected year-2 tax: $1,096 · $91/mo
• Expected delta: +$540/yr (+$45/mo · 97.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 80% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°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: $13,647
• − Mortgage interest: −$5,876
• − Property taxes: −$556
• − Insurance: −$524
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$3,052
• Taxable income: $1,456
• Est. tax owed @ 24.0%: −$349
• After-tax cash flow: $2,750/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: Fostoria City
• NCES district ID: 3904399
• Math proficiency: 30% ▼ -21.00%
• Reading proficiency: 39% ▼ -10.00%
• Median HH income: $36,902
• Composite: 28.65/100
• National rank: #6702
• State rank: #566 of 656 in OH

Livability — Fostoria

• Score: 76/100
• State rank: #216
• US rank: #3330

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fostoria, OH
• County: Seneca · 70,739 people
• City population: 18,409
• Population (ZIP): 18,409
• Household income: $61,589
• Rent vs Own: 27.1% rent · 72.9% own
• Severe rent burden: 9.8

Population outlook (Seneca County) Hauer SSP2

• Today (2025): 54,243 people
• By 2030: 52,947 · -2.4%
• By 2040: 49,842 · -8.1%
• By 2050: 46,689 · -13.9%
• By 2075: 39,889 · -26.5%
• By 2100: 32,155 · -40.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 10% Two or more races 7% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 94% English-only · Spanish 4%

Political lean MEDSL · Seneca

• 2024 margin: Solid R (+37.5) · D 30.7% · R 68.2% · Other 1.0%
• 2008→2024 swing: -34.8pp toward R · 2008: -2.7pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+34.2 2016: R+31.2 2012: R+8.4 2008: R+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.93%
• Current HPI: 224.2583
• 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

+10.6% since first listed

7 events — show timeline

• 2026-06-16 Sold (MLS) $116,000 NORIS
• 2026-06-16 Sold (MLS) $116,000 WCARE
• 2026-06-10 Pending — WCARE
• 2026-05-21 Contingent — WCARE
• 2026-05-19 Pending — NORIS
• 2026-05-12 Listed $104,900 NORIS
• 2026-05-12 Listed $104,900 WCARE

Property tax history

+3.2%/yr

Latest (2025): $556 · -11.0% YoY. Source: county tax records.