5395 Bucyrus St · North Robinson, OH 44827

$124,900

7 bd · 7.5 ba · 4,160 sqft · MultiFamily · 60 Days on market

Built 1920 0.36 ac 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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +5.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Key facts

• Gas forced-air heat
• Separate utilities
• Quadplex

Tags

• INVESTMENT OPPORTUNITY
• QUADPLEX
• STRONG RENTAL HISTORY
• GREAT INCOME POTENTIAL
• SEPARATE UTILITIES
• GAS FORCED-AIR HEAT

What this means for you Summary

Snapshot

• This is a 7-bed/7.5-bath multifamily listed at $125k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#906 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Colonel Crawford Local (rural): math 52% / reading 70% proficiency, ranked #273 of 656 in OH (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 21 active listings in the ZIP; 8 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($53k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k 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 60 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 738% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $72k; list at $125k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1920 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.44%
• DSCR: 1.46
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.7%
• Equity multiple: 0.98×
• Total profit: $-872
• Equity at exit: $18,623

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $24,168
• Equity at exit: $10,799

Cash invested: $34,972 (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 44827

• Home prices YoY: -23.6%
• Active inventory: 21
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$115 /mo · $1,379/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $304

Break-even live

Break-even rent $1,040

Max offer price $124,900

Occupancy floor 74%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-02-02
   soldstatus $72,000
2. 2026-01-19
   status Pending
3. 2026-01-06
   price $124,900
4. 2025-12-16
   status Active
5. 2025-12-08
   status Pending
6. 2025-11-12
   price $149,900
7. 2025-11-12
   listed $14,900 Active

ⓘ 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: $1,379 · $115/mo
• Projected year-2 tax: $1,664 · $139/mo
• Expected delta: +$285/yr (+$24/mo · 20.6%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,105
• − Mortgage interest: −$6,996
• − Property taxes: −$1,379
• − Insurance: −$624
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$3,633
• Taxable income: $1,735
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $3,233/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: Colonel Crawford Local
• NCES district ID: 3904651
• Math proficiency: 52% ▼ -17.00%
• Reading proficiency: 70% ▼ -1.00%
• Median HH income: $52,712
• Composite: 52.09/100
• National rank: #1628
• State rank: #273 of 656 in OH

Livability — North Robinson

• Score: 62/100
• State rank: #906
• US rank: #17128

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Robinson, OH
• County: Crawford · 26,873 people
• City population: 123
• Population (ZIP): 7,009
• Household income: $53,089
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 17.0

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 4% Hispanic / Latino 2%
• Common ancestry: Slovak 2% English 2% Romanian 2%
• Foreign-born: 2% · China, Vietnam

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: ▼ -82.15%
• Current HPI: 265.55
• 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

+383.2% since first listed

7 events — show timeline

• 2026-02-02 Sold (Public Records) $72,000 Public Records
• 2026-01-19 Pending — NORIS
• 2026-01-06 Price Changed $124,900 NORIS
• 2025-12-16 Relisted — NORIS
• 2025-12-08 Pending — NORIS
• 2025-11-12 Price Changed $149,900 NORIS
• 2025-11-12 Listed $14,900 NORIS

Property tax history

+2.6%/yr

Latest (2025): $1,379 · -0.6% YoY. Source: county tax records.