105 Old Lincoln Hwy Unit Rea · Upper Sandusky, OH 43351

$79,900

3 bd · 2.0 ba · 1,248 sqft · SingleFamily · 102 Days on market

Built 2009 Fair condition 8,276 sqft lot $64/sqft · 53% below area ↓ 6% since listing

---

Why this score? — see what drove the B 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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +6.4/10.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

SOLD AS IS

Key facts

• 8,276 sq ft lot
• 2 parking spots
• Built 2009

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($965 rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.6% in Upper Sandusky — 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 75/100 on livability (#248 in OH, #3,965 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Upper Sandusky Exempted Village (town): math 60% / reading 64% proficiency, ranked #268 of 656 in OH (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 41 active listings in the ZIP; 20 units permitted in Wyandot County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($72k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $3k of equity ($552 loan paydown + $2k appreciation (2.9% local appreciation)).
• Wyandot County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.21% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.26%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $169,978
• List price: $79,900
• Delta: -52.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Old Lincoln Hwy Unit Rea	0.00mi	3/2.0	1,248 (0%)	1mo	$60,000	$48	99
213 E Johnson St	0.48mi	4/1.0 (+1)	1,314 (+5%)	5mo	$115,000	$88	55
230 E Bigelow St	0.58mi	2/1.0 (-1)	1,314 (+5%)	5mo	$123,000	$94	51
217 S 8th St	0.73mi	3/1.5	1,248 (0%)	20mo	$185,000	$148	47
619 Skyline Dr	0.70mi	3/1.5	1,350 (+8%)	22mo	$241,000	$179	33
485 N 5th St	0.74mi	3/1.0	1,412 (+13%)	14mo	$166,900	$118	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 2.00×
• Total profit: $22,417
• Equity at exit: $35,299

10-year hold

• IRR: 19.3%
• Equity multiple: 3.76×
• Total profit: $61,838
• Equity at exit: $53,916

Cash invested: $22,372 (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 43351

• Home prices YoY: 0.8%
• Active inventory: 41
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $965 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $210

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 73%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-18
   price $79,900 10-char remark

   Show marketing remark (10 chars)

   SOLD AS IS

2. 2026-02-09
   listed $85,000 Active 10-char remark

   Show marketing remark (10 chars)

   SOLD AS IS

ⓘ 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 · 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,575
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$926
• − Management: −$926
• − Depreciation: −$2,324
• Taxable income: $1,325
• Est. tax owed @ 24.0%: −$318
• After-tax cash flow: $2,200/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

The home requires moderate renovations to improve its exterior and interior condition, with a focus on painting, flooring, and landscaping to enhance its resale and rental value.

Repairs flagged

• Major exterior siding — Significant weathering and discoloration
• Major bathroom flooring — Worn tile in bathrooms
• Major interior walls — Worn wallpaper and peeling paint
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Both paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics
• Both replace worn bathroom flooring — New flooring improves functionality and appearance
• Both landscaping and shrubbery — Well-maintained landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant weathering and discoloration	Major	$15,000–50,000
bathroom flooring · Worn tile in bathrooms	Major	$15,000–50,000
interior walls · Worn wallpaper and peeling paint	Major	$15,000–50,000
landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace worn bathroom flooring — New flooring improves functionality and appearance ↑
• Both landscaping and shrubbery — Well-maintained landscaping enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Upper Sandusky Exempted Village
• NCES district ID: 3910024
• Math proficiency: 60% ▼ -7.00%
• Reading proficiency: 64% ▼ -7.00%
• Median HH income: $44,745
• Composite: 52.22/100
• National rank: #1603
• State rank: #268 of 656 in OH

Livability — Upper Sandusky

• Score: 75/100
• State rank: #248
• US rank: #3965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Upper Sandusky, OH
• County: Wyandot · 23,050 people
• Population (ZIP): 10,568
• Household income: $71,748
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 3.6

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 (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Serbian 5% Slovak 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 2.86%
• Current HPI: 343.75
• 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

-6.0% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $79,900 NORIS
• 2026-02-09 Listed $85,000 NORIS