703 S Myrtle Ave · Willard, OH 44890

$1

3 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 25 Days on market

Built 1938 0.26 ac lot

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Why this score? — see what drove the F 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 +7.8/30.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Auction- Selling at auction on June 24th @ 6:30 PM. Auction held on site. Wonderfully located toward the heart of downtown Willard. House features a brick exterior with a two car attached garage. Three bedrooms with two on the main floor. Upstairs bedroom spans the entire second floor and offers additional walk in closet or storage/ play area. Eat in kitchen that walks out onto the rear deck. Spacious living room with wood burning fire place. Natural woodwork. Full basement. Large back yard with alley access. Starter home, upgrade or investment, this house has tons of potential. Open house dates 6/10 from 6-730pm, 6/13 from 9-1030 am or by appointment. Selling AS-IS and subject to seller co

Key facts

• Natural woodwork
• Brick exterior
• Eat in kitchen

Tags

• BRICK EXTERIOR
• EAT IN KITCHEN
• REAR DECK
• WOOD BURNING FIRE PLACE
• NATURAL WOODWORK
• FULL BASEMENT

Property features AI

Exterior

• Parking: Attached 2-car garage; Garage door opener; Paved off-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Construction: Brick construction
• Exterior features: Asphalt roof; Lot approximately 0.265 acres

Interior

• Kitchen: Range
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Wood-burning fireplace; Full basement with sump pump; 6 total rooms
• Laundry & utility: Washer; Dryer

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $149,408 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-168 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• Cap rate 4.9% vs local median 3.6% in Willard — 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 70/100 on livability (#469 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, amenities F.
• Willard City (town): math 38% / reading 49% proficiency, ranked #505 of 656 in OH (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 57 active listings in the ZIP; 40 units permitted in Huron 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 $4k of value loss. Plan a longer hold.
• Huron 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 25 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 224112.0% of price; built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.82%
• DSCR: 0.79
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $149,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 Dale Ave	0.12mi	3/2.0	1,296 (+1%)	3mo	$196,550	$152	87
40 Crestwood Dr	0.31mi	3/3.0	1,290 (+0%)	1mo	$246,400	$191	76
338 E Howard St	0.31mi	3/2.0	1,356 (+5%)	4mo	$207,000	$153	70
655 Spangler St	0.32mi	2/2.0 (-1)	1,216 (-6%)	2mo	$135,000	$111	65
537 Clark St	0.25mi	2/1.0 (-1)	1,171 (-9%)	5mo	$135,000	$115	64
49 Hillcrest Dr	0.34mi	3/1.5	1,424 (+11%)	2mo	$164,900	$116	63
606 Park St	0.20mi	4/1.0 (+1)	1,456 (+13%)	4mo	$150,000	$103	61
402 W Pearl St	0.54mi	2/1.0 (-1)	1,328 (+3%)	6mo	$157,000	$118	60
14 E Laurel St	0.27mi	3/1.0	1,120 (-13%)	7mo	$129,900	$116	59
33 Spring St	0.74mi	3/1.0	1,257 (-2%)	6mo	$90,500	$72	56
517 W Maple St	0.65mi	3/1.0	1,144 (-11%)	3mo	$112,900	$99	48
406 Emerald St	0.49mi	2/1.0 (-1)	1,096 (-15%)	4mo	$110,000	$100	44

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: -24.5%
• Equity multiple: 0.17×
• Total profit: $-34,899
• Equity at exit: $22,277

10-year hold

• IRR: -19.9%
• Equity multiple: -0.05×
• Total profit: $-44,106
• Equity at exit: $12,918

Cash invested: $41,834 (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 44890

• Home prices YoY: -16.2%
• Active inventory: 57

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$784
• Tax est. 1.5%: −$187 /mo · $2,241/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-168

Break-even live

Break-even rent $1,307

Max offer price $125,087

Occupancy floor —

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: $37,352
• Closing costs: $4,482
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $1 Active 25 DOM
2. 2026-06-17
   days on market $1 Active 24 DOM
3. 2026-06-16
   days on market $1 Active 23 DOM
4. 2026-06-15
   days on market $1 Active 22 DOM
5. 2026-06-13
   days on market $1 Active 20 DOM
6. 2026-06-12
   days on market $1 Active 19 DOM
7. 2026-06-09
   days on market $1 Active 16 DOM
8. 2026-06-08
   days on market $1 Active 15 DOM
9. 2026-06-08
   days on market $1 Active 14 DOM
10. 2026-06-07
    days on market $1 Active 13 DOM
11. 2026-06-04
    days on market $1 Active 10 DOM
12. 2026-06-02
    days on market $1 Active 9 DOM
13. 2026-06-01
    days on market $1 Active 8 DOM
14. 2026-05-31
    days on market $1 Active 7 DOM
15. 2026-05-24
    listed $1 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,131
• − Mortgage interest: −$8,369
• − Property taxes: −$2,241
• − Insurance: −$747
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$4,346
• Taxable loss: −$4,674
• Est. tax savings @ 24.0%: +$1,122
• After-tax cash flow: $-895/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: Willard City
• NCES district ID: 3904509
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $46,675
• Composite: 37.04/100
• National rank: #4512
• State rank: #505 of 656 in OH

Livability — Willard

• Score: 70/100
• State rank: #469
• US rank: #7772

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Willard, OH
• County: Huron · 56,496 people
• Population (ZIP): 10,364
• Household income: $64,971
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 5.8

Population outlook (Huron County) Hauer SSP2

• Today (2025): 55,572 people
• By 2030: 53,514 · -3.7%
• By 2040: 48,770 · -12.2%
• By 2050: 43,611 · -21.5%
• By 2075: 32,349 · -41.8%
• By 2100: 21,849 · -60.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 13% Two or more races 4%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Iranian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% German/W. Germanic 1%

Political lean MEDSL · Huron

• 2024 margin: Solid R (+44.0) · D 27.6% · R 71.6%
• 2008→2024 swing: -40.9pp toward R · 2008: -3.1pp · 2024: -44.0pp
• All cycles: 2024: R+44.0 2020: R+41.2 2016: R+36.4 2012: R+8.9 2008: R+3.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.45%
• Current HPI: 229.9428
• 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

Property tax history

+3.0%/yr

Latest (2025): $1,541 · +0.5% YoY. Source: county tax records.