527 West St · Carey, OH 43316

$90,000

3 bd · 1.0 ba · 1,788 sqft · SingleFamily public records · 11 Days on market

Built 1900 0.37 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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +4.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

1.5 story home in Carey. . Very cute home with three bedrooms. 3 car detached garage, above ground pool and 2 storage sheds. HUD Case #415-049296 and IE. THIS PROPERTY IS SOLD AS-IS. The buyer selects the closing agent. Utilities must be in buyer's name for inspections. Keys will not be provided at closing (must be re-keyed by buyer). You are required to register on the sign-in sheet when viewing property.

Key facts

• 2 storage sheds
• Above ground pool
• 0.37 acre lot

Tags

• 3 CAR DETACHED GARAGE
• ABOVE GROUND POOL
• 2 STORAGE SHEDS

Property features AI

Exterior

• Parking: Detached garage with space for 3 vehicles; Driveway parking (total parking for 3)
• Utilities: Electricity available; Natural gas available; Public water; Public sewer
• Home design: Single-family residential home; Two levels (two-story)
• Construction: Block foundation
• Exterior features: Metal roof; Aluminum siding; Lot approximately 0.37 acre

Interior

• Kitchen: Kitchen on main level (16' x 20')
• Bedrooms: Two upper-level bedrooms (10' x 12' and 10' x 10'); Additional bedroom measurements not specified
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Six total rooms; Basement present; Other interior features
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 73/100 on livability (#320 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Carey Exempted Village Schools (town): math 54% / reading 57% proficiency, ranked #363 of 656 in OH (top 55%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Carey Elementary School (math 67% / reading 62%, grade B, #522 of 1,584 statewide, top 36%, 369 students, 43% FRL); Carey High School (math 44% / reading 53%, grade D, #427 of 781 statewide, top 55%, 463 students, 21% FRL).
• Market conditions: 17 active listings in the ZIP; solid renter incomes; 20 units permitted in Wyandot County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($77k/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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wyandot County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1900 — 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 B-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?
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: 1.15% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.85%
• DSCR: 1.44
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $193,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
323 West St	0.15mi	3/2.0	1,948 (+9%)	10mo	$210,000	$108	66
208 Dow St	0.59mi	3/1.0	1,855 (+4%)	3mo	$70,000	$38	64
122 E North St	0.50mi	3/1.5	1,816 (+2%)	10mo	$180,000	$99	64
512 W South St	0.35mi	4/1.0 (+1)	1,814 (+2%)	16mo	$154,000	$85	63
590 West St	0.15mi	3/1.0	1,568 (-12%)	13mo	$185,000	$118	62
300 N Vance St	0.54mi	3/2.0	1,712 (-4%)	13mo	$124,500	$73	53
933 Autumn Ave	0.66mi	3/2.0	1,702 (-5%)	9mo	$290,000	$170	50
319 E South St	0.45mi	3/2.0	2,049 (+15%)	4mo	$28,000	$14	47
806 Summer Dr	0.41mi	3/3.5	1,936 (+8%)	14mo	$420,000	$217	45
702 Winter Ct	0.60mi	3/2.0	1,577 (-12%)	4mo	$315,000	$200	44
442 High St	0.62mi	3/2.0	1,632 (-9%)	10mo	$248,000	$152	44
112 Columbus Ave	0.69mi	3/1.0	1,584 (-11%)	12mo	$112,400	$71	39

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-1,404
• Equity at exit: $13,419

10-year hold

• IRR: 8.2%
• Equity multiple: 1.63×
• Total profit: $15,776
• Equity at exit: $7,782

Cash invested: $25,200 (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 43316

• Home prices YoY: -18.0%
• Active inventory: 17
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,038 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$103 /mo · $1,242/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $207

Break-even live

Break-even rent $776

Max offer price $90,000

Occupancy floor 75%

Sensitivity live

Price	-10% $258	-5% $232	+0% $207	+5% $181	+10% $156
Rent	-10% $125	-5% $166	+0% $207	+5% $248	+10% $289
Rate	-1.0pp $252	-0.5pp $230	base $207	+0.5pp $183	+1.0pp $160

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $90,000 Active 11 DOM
2. 2026-06-21
   days on market $90,000 Active 10 DOM
3. 2026-06-18
   days on market $90,000 Active 8 DOM
4. 2026-06-17
   days on market $90,000 Active 7 DOM
5. 2026-06-16
   days on market $90,000 Active 6 DOM
6. 2026-06-15
   days on market $90,000 Active 5 DOM
7. 2026-06-13
   days on market $90,000 Active 3 DOM
8. 2026-06-12
   remarks 410-char remark
9. 2026-06-12
   listed $90,000 Active 2 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: $1,242 · $103/mo
• Projected year-2 tax: $1,323 · $110/mo
• Expected delta: +$81/yr (+$7/mo · 6.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $12,451
• − Mortgage interest: −$5,041
• − Property taxes: −$1,242
• − Insurance: −$450
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$2,618
• Taxable income: $1,108
• Est. tax owed @ 24.0%: −$266
• After-tax cash flow: $2,215/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: Carey Exempted Village Schools
• NCES district ID: 3904526
• Math proficiency: 54% ▼ -8.00%
• Reading proficiency: 57% ▼ -8.00%
• Median HH income: $47,153
• Composite: 47.07/100
• National rank: #2336
• State rank: #363 of 656 in OH

Livability — Carey

• Score: 73/100
• State rank: #320
• US rank: #5239

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: Carey, OH
• County: Wyandot · 23,050 people
• City population: 6,095
• Population (ZIP): 6,095
• Household income: $76,813
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 7.1

Population outlook (Wyandot County) Hauer SSP2

• Today (2025): 21,485 people
• By 2030: 20,883 · -2.8%
• By 2040: 19,425 · -9.6%
• By 2050: 17,815 · -17.1%
• By 2075: 14,208 · -33.9%
• By 2100: 10,744 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Romanian 1% Italian 1% Serbian 1%
• Foreign-born: 0% · China

Political lean MEDSL · Wyandot

• 2024 margin: Solid R (+51.2) · D 24.0% · R 75.2%
• 2008→2024 swing: -34.7pp toward R · 2008: -16.5pp · 2024: -51.2pp
• All cycles: 2024: R+51.2 2020: R+50.3 2016: R+46.8 2012: R+20.4 2008: R+16.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.77%
• Current HPI: 230.8394
• 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

+13.9% since first listed

21 events — show timeline

• 2026-06-10 Listed $90,000 FAOR
• 2026-06-10 Listed $90,000 NORIS
• 2025-06-30 Listing Removed — NORIS
• 2025-06-09 Price Changed $174,000 NORIS
• 2025-05-13 Price Changed $177,000 NORIS
• 2025-04-12 Listed $179,900 NORIS
• 2024-05-07 Sold (Public Records) $165,000 Public Records
• 2024-05-04 Sold (MLS) $165,000 NORIS
• 2024-05-04 Price Changed $165,000 NORIS
• 2024-02-08 Listed — NORIS
• 2024-02-07 Listed $160,000 NORIS
• 2023-10-27 Listing Removed — NORIS
• 2023-10-26 Listed $159,000 NORIS
• 2023-10-06 Coming Soon — NORIS
• 2012-09-20 Sold (Public Records) $72,000 Public Records
• 2012-09-19 Sold (MLS) $72,000 NORIS
• 2012-09-19 Sold (MLS) $72,000 MARMLS
• 2012-09-19 Sold (MLS) $72,000 NORIS
• 2012-06-13 Listed $79,000 MARMLS
• 2012-06-12 Listed $72,000 NORIS
• 2012-06-12 Listed $79,000 NORIS

Property tax history

+4.4%/yr

Latest (2025): $1,242 · +25.8% YoY. Source: county tax records.