206 Midland Ave · Findlay, OH 45840

$124,900

1 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 221 Days on market

Built 1900 6,700 sqft lot $105/sqft · 19% below area Est $154k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• Schools +4.7/10.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home has been used as a rental. Nice backyard. 2 bedrooms on the main floor. Larger bedroom upstairs. Close to college and schools. Needs some TLC. Be "in" in time for the holidays! Room sizes approximate.

Key facts

• Close to schools
• Backyard
• Close to college

Tags

• BACKYARD
• CLOSE TO COLLEGE
• CLOSE TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $23 ($279/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (16.7% below list).
• Recommended offer: $104k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.0% in Findlay — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 81/100 on livability (#98 in OH, #1,496 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, commute F.
• Findlay City (town): math 56% / reading 56% proficiency, ranked #357 of 656 in OH (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+5.7%/yr); 219 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 257 units permitted in Hancock County in 2024 (150 in 5+ unit buildings).

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.
• Hancock County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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.
• Current owner paid $52k; list at $125k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $104,094 (16.7% below list)

Questions for the listing agent

1. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.80%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (median comp): $153,690
• List price: $124,900
• Delta: -18.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Laquineo St	0.23mi	2/1.0 (+1)	1,248 (+5%)	3mo	$90,000	$72	74
207 Ash Ave	0.45mi	2/1.5 (+1)	1,156 (-3%)	2mo	$179,900	$156	65
811 N Cory St	0.43mi	2/1.5 (+1)	1,229 (+3%)	18mo	$112,000	$91	53
530 Scott Ave	0.59mi	2/1.0 (+1)	1,247 (+5%)	11mo	$198,000	$159	50
304 Rector Ave	0.61mi	2/1.0 (+1)	1,113 (-7%)	6mo	$75,000	$67	50
131 19th St	0.44mi	2/1.0 (+1)	1,064 (-11%)	9mo	$146,396	$138	49
701 Hull Ave	0.61mi	2/1.0 (+1)	1,164 (-2%)	17mo	$78,500	$67	48
520 Davis St	0.61mi	2/1.0 (+1)	1,160 (-3%)	17mo	$125,000	$108	48
328 Prentiss Ave	0.69mi	2/1.5 (+1)	1,076 (-10%)	9mo	$165,000	$153	37
1930 Geffs Ave	0.58mi	2/1.0 (+1)	1,035 (-13%)	12mo	$199,900	$193	36
304 Prentiss Ave	0.65mi	2/1.0 (+1)	1,020 (-14%)	7mo	$183,475	$180	35
225 Lester Ave	0.63mi	2/2.5 (+1)	1,304 (+9%)	11mo	$220,000	$169	35

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 · 5.68% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.55×
• Total profit: $-15,900
• Equity at exit: $18,623

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $460
• 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 45840

• Rents YoY: 5.7%
• Active inventory: 219
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,041 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$92 /mo · $1,105/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $23

Break-even live

Break-even rent $1,012

Max offer price $124,900

Occupancy floor 93%

Sensitivity live

Price	-10% $94	-5% $59	+0% $23	+5% $-12	+10% $-47
Rent	-10% $-59	-5% $-18	+0% $23	+5% $64	+10% $105
Rate	-1.0pp $86	-0.5pp $55	base $23	+0.5pp $-9	+1.0pp $-42

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2070 Breckenridge Rd Findlay, OH	2.0	1.0	810	$1,060	$1.31	24d	3	1.11mi
1231 Crystal Glen Blvd Findlay, OH	1.0–2.0	1.0–1.5	753	$925	$1.23	15d	13	1.18mi

Listing history 31 events

1. 2026-06-19
   days on market $124,900 Active 221 DOM
2. 2026-06-18
   days on market $124,900 Active 220 DOM
3. 2026-06-17
   days on market $124,900 Active 219 DOM
4. 2026-06-16
   days on market $124,900 Active 218 DOM
5. 2026-06-15
   days on market $124,900 Active 217 DOM
6. 2026-06-14
   days on market $124,900 Active 215 DOM
7. 2026-06-12
   days on market $124,900 Active 214 DOM
8. 2026-06-09
   days on market $124,900 Active 211 DOM
9. 2026-06-08
   days on market $124,900 Active 210 DOM
10. 2026-06-07
    days on market $124,900 Active 209 DOM
11. 2026-06-05
    days on market $124,900 Active 206 DOM
12. 2026-06-02
    days on market $124,900 Active 204 DOM
13. 2026-06-01
    days on market $124,900 Active 203 DOM
14. 2026-05-31
    days on market $124,900 Active 202 DOM
15. 2026-05-30
    days on market $124,900 Active 201 DOM
16. 2026-05-19
    status Active 215-char remark

    Show marketing remark (215 chars)

    Home has been used as a rental. Nice backyard. 2 bedrooms on the main floor. Larger bedroom upstairs. Close to college and schools. Needs some TLC. Be "in" in time for the holidays! Room sizes approximate.

17. 2026-05-08
    historical Contingent 215-char remark

    Show marketing remark (215 chars)

    Home has been used as a rental. Nice backyard. 2 bedrooms on the main floor. Larger bedroom upstairs. Close to college and schools. Needs some TLC. Be "in" in time for the holidays! Room sizes approximate.

18. 2026-05-08
    status Active 215-char remark

    Show marketing remark (215 chars)

    Home has been used as a rental. Nice backyard. 2 bedrooms on the main floor. Larger bedroom upstairs. Close to college and schools. Needs some TLC. Be "in" in time for the holidays! Room sizes approximate.

19. 2026-05-05
    historical 215-char remark

    Show marketing remark (215 chars)

    Home has been used as a rental. Nice backyard. 2 bedrooms on the main floor. Larger bedroom upstairs. Close to college and schools. Needs some TLC. Be "in" in time for the holidays! Room sizes approximate.

20. 2026-05-04
    historical Contingent 215-char remark

    Show marketing remark (215 chars)

    Home has been used as a rental. Nice backyard. 2 bedrooms on the main floor. Larger bedroom upstairs. Close to college and schools. Needs some TLC. Be "in" in time for the holidays! Room sizes approximate.

21. 2026-01-15
    price $124,900 215-char remark

    Show marketing remark (215 chars)

    Home has been used as a rental. Nice backyard. 2 bedrooms on the main floor. Larger bedroom upstairs. Close to college and schools. Needs some TLC. Be "in" in time for the holidays! Room sizes approximate.

22. 2025-11-05
    listed $129,900 Active 215-char remark

    Show marketing remark (215 chars)

    Home has been used as a rental. Nice backyard. 2 bedrooms on the main floor. Larger bedroom upstairs. Close to college and schools. Needs some TLC. Be "in" in time for the holidays! Room sizes approximate.

23. 2018-08-06
    soldstatus $52,000
24. 2018-08-03
    soldstatus $52,000 388-char remark

    Show marketing remark (388 chars)

    3 bedroom, 1 bath, home with many updates. Has been used as a rend ($875 monthly) but would make a great first time home buyers home! Updates include roof 2016 (rubber and asphalt shingle), newer furnace, some windows, garbage disposal, electric and H2O, updated bath and kitchen, shed for storage. Owner giving $1,000 towards repair of soft spots in kitchen floor. Basement- Crawl Space.

25. 2018-08-03
    soldstatus $52,000

    Show marketing remark (388 chars)

    3 bedroom, 1 bath, home with many updates. Has been used as a rend ($875 monthly) but would make a great first time home buyers home! Updates include roof 2016 (rubber and asphalt shingle), newer furnace, some windows, garbage disposal, electric and H2O, updated bath and kitchen, shed for storage. Owner giving $1,000 towards repair of soft spots in kitchen floor. Basement- Crawl Space.

26. 2018-04-23
    listed $52,000 388-char remark

    Show marketing remark (388 chars)

    3 bedroom, 1 bath, home with many updates. Has been used as a rend ($875 monthly) but would make a great first time home buyers home! Updates include roof 2016 (rubber and asphalt shingle), newer furnace, some windows, garbage disposal, electric and H2O, updated bath and kitchen, shed for storage. Owner giving $1,000 towards repair of soft spots in kitchen floor. Basement- Crawl Space.

27. 2018-04-23
    listed $59,900

    Show marketing remark (388 chars)

    3 bedroom, 1 bath, home with many updates. Has been used as a rend ($875 monthly) but would make a great first time home buyers home! Updates include roof 2016 (rubber and asphalt shingle), newer furnace, some windows, garbage disposal, electric and H2O, updated bath and kitchen, shed for storage. Owner giving $1,000 towards repair of soft spots in kitchen floor. Basement- Crawl Space.

28. 2014-07-08
    soldstatus $21,000
29. 2014-05-01
    listed $24,900
30. 2004-10-04
    soldstatus $69,200
31. 1997-11-18
    soldstatus $40,000

ⓘ 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: $1,105 · $92/mo
• Projected year-2 tax: $1,527 · $127/mo
• Expected delta: +$422/yr (+$35/mo · 38.2%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,491
• − Mortgage interest: −$6,996
• − Property taxes: −$1,105
• − Insurance: −$624
• − Repairs & maintenance: −$999
• − Management: −$999
• − Depreciation: −$3,633
• Taxable loss: −$1,866
• Est. tax savings @ 24.0%: +$448
• After-tax cash flow: $727/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: Findlay City
• NCES district ID: 3910000
• Math proficiency: 56% ▼ -11.00%
• Reading proficiency: 56% ▼ -9.00%
• Median HH income: $45,261
• Composite: 47.31/100
• National rank: #2300
• State rank: #357 of 656 in OH

Livability — Findlay

• Score: 81/100
• State rank: #98
• US rank: #1496

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Findlay, OH
• County: Hancock County · 54,559 people
• City population: 54,559
• Metro: Findlay, OH
• Population (ZIP): 54,559
• Household income: $68,083
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1540.0

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 77,526 people
• By 2030: 77,777 · +0.3%
• By 2040: 76,976 · -0.7%
• By 2050: 74,479 · -3.9%
• By 2075: 65,741 · -15.2%
• By 2100: 52,942 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 5% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1% Arabic 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+38.4) · D 30.2% · R 68.7% · Other 1.1%
• 2008→2024 swing: -15.3pp toward R · 2008: -23.1pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+37.5 2016: R+40.8 2012: R+28.3 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -250.43%
• Current HPI: 194.9132
• Rent YoY: ▲ 5.68%
• Metro: Findlay, 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

+212.2% since first listed

16 events — show timeline

• 2026-05-19 Relisted — NORIS
• 2026-05-08 Contingent — NORIS
• 2026-05-08 Relisted — NORIS
• 2026-05-05 Listing Removed — NORIS
• 2026-05-04 Contingent — NORIS
• 2026-01-15 Price Changed $124,900 NORIS
• 2025-11-05 Listed $129,900 NORIS
• 2018-08-06 Sold (Public Records) $52,000 Public Records
• 2018-08-03 Sold (MLS) $52,000 NORIS
• 2018-08-03 Sold (MLS) $52,000 NORIS
• 2018-04-23 Listed $59,900 NORIS
• 2018-04-23 Listed $52,000 NORIS
• 2014-07-08 Sold (MLS) $21,000 WCARE
• 2014-05-01 Listed $24,900 WCARE
• 2004-10-04 Sold (Public Records) $69,200 Public Records
• 1997-11-18 Sold (Public Records) $40,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,105 · -6.6% YoY. Source: county tax records.