10555 Farmer Mark Rd · Cecil, OH 43536

$119,900

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 28 Days on market

Built 1930 0.60 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 +15.6/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Schools +5.6/10.0
• DSCR +4.8/10.0
• 1% rule +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Well maintained home with 3 additional lots and utility building. Newer furnace, roof, windows and siding. Now being offered under auction terms, 4/5/2015 thru 4/8/2015. All auction assets will be sold subject to seller approval.

Key facts

• Brand-new flooring
• Fresh paint
• Newer windows

Tags

• MASSIVE 4 PARCEL YARD
• NEWER WINDOWS
• FRESH PAINT
• BRAND-NEW FLOORING
• UPDATED PEX WATER LINES
• 0.6-ACRE CORNER LOT

Property features AI

Finance

• Other: Additional parcels included; Directions provided to property

Exterior

• Parking: Attached garage and driveway; 2-car garage
• Utilities: Electricity connected; Propane service; Private sewer; Well water
• Home design: Single-family residence (house); One story; No common walls; Entry/main level living; Living area reported as 1,160 (appraiser)
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Shingle roof; Shed(s); Corner lot; City street frontage; Paved road

Interior

• Kitchen: Kitchen on main level (approx. 16 x 10)
• Bedrooms: Bedroom 2 on main level (approx. 14 x 9); Bedroom 3 on main level (approx. 9 x 10)
• Flooring: Carpet; Plank flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating
• Interior features: Entrance foyer; Open floorplan; 7 total rooms
• Laundry & utility: Laundry on main level with electric dryer hookup; Mud room on main level (approx. 9 x 13)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $50 ($595/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 $97k (19.4% below list).
• Recommended offer: $97k (19.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#984 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, employment B+; Watch: crime D+, amenities F, commute F.
• Central Local (rural): math 66% / reading 66% proficiency, ranked #195 of 656 in OH (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Fairview Elementary School (math 69% / reading 63%, grade B+, #505 of 1,584 statewide, top 32%, 432 students, 39% FRL); Fairview Middle School (math 68% / reading 67%, grade A-, #161 of 654 statewide, top 25%, 222 students, 0% FRL); Fairview High School (math 52% / reading 67%, grade C+, #243 of 781 statewide, top 33%, 261 students, 64% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 2 active listings in the ZIP; solid renter incomes; 41 units permitted in Defiance County in 2024 (0 in 5+ unit buildings).
• This rent is only 12% of the median local income ($98k/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 $6k of equity ($829 loan paydown + $5k appreciation (4.5% local appreciation)).
• Defiance County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $38k; list at $120k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,642 (19.4% below list)

Questions for the listing agent

1. Built in 1930 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 0.81% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.77%
• DSCR: 1.08
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.48% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.1%
• Equity multiple: 1.81×
• Total profit: $27,217
• Equity at exit: $64,200

10-year hold

• IRR: 14.2%
• Equity multiple: 3.42×
• Total profit: $81,230
• Equity at exit: $107,819

Cash invested: $33,572 (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 43536

• Home prices YoY: 2.2%
• Active inventory: 2
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $966 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$35 /mo · $422/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $50

Break-even live

Break-even rent $904

Max offer price $119,900

Occupancy floor 90%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $119,900 Active 28 DOM
2. 2026-06-17
   days on market $119,900 Active 27 DOM
3. 2026-06-16
   days on market $119,900 Active 26 DOM
4. 2026-06-15
   days on market $119,900 Active 25 DOM
5. 2026-06-13
   days on market $119,900 Active 23 DOM
6. 2026-06-12
   days on market $119,900 Active 22 DOM
7. 2026-06-09
   days on market $119,900 Active 19 DOM
8. 2026-06-08
   days on market $119,900 Active 18 DOM
9. 2026-06-08
   days on market $119,900 Active 17 DOM
10. 2026-06-05
    statusdays on market $119,900 Active 15 DOM
11. 2026-06-04
    days on market $119,900 Contingent 13 DOM
12. 2026-06-02
    days on market $119,900 Contingent 12 DOM
13. 2026-06-01
    days on market $119,900 Contingent 11 DOM
14. 2026-05-31
    days on market $119,900 Contingent 10 DOM
15. 2026-05-21
    listed $119,900 Active
16. 2025-10-14
    price $17,593 229-char remark

    Show marketing remark (229 chars)

    Well maintained home with 3 additional lots and utility building. Newer furnace, roof, windows and siding. Now being offered under auction terms, 4/5/2015 thru 4/8/2015. All auction assets will be sold subject to seller approval.

17. 2025-04-04
    soldstatus $37,507
18. 2019-02-27
    historical
19. 2018-12-14
    listed $32,900
20. 2018-11-07
    historical
21. 2018-09-07
    listed $39,900
22. 2015-05-19
    soldstatus $17,600
23. 2015-05-11
    soldstatus $17,593 229-char remark

    Show marketing remark (229 chars)

    Well maintained home with 3 additional lots and utility building. Newer furnace, roof, windows and siding. Now being offered under auction terms, 4/5/2015 thru 4/8/2015. All auction assets will be sold subject to seller approval.

24. 2015-04-24
    price $40,850 229-char remark

    Show marketing remark (229 chars)

    Well maintained home with 3 additional lots and utility building. Newer furnace, roof, windows and siding. Now being offered under auction terms, 4/5/2015 thru 4/8/2015. All auction assets will be sold subject to seller approval.

25. 2014-08-05
    soldstatus $34,000
26. 2014-07-22
    listed $40,850 229-char remark

    Show marketing remark (229 chars)

    Well maintained home with 3 additional lots and utility building. Newer furnace, roof, windows and siding. Now being offered under auction terms, 4/5/2015 thru 4/8/2015. All auction assets will be sold subject to seller approval.

27. 2013-05-31
    historical
28. 2013-01-30
    listed $79,900
29. 2006-03-31
    soldstatus $71,000
30. 2005-12-31
    historical
31. 2005-08-26
    listed $72,500

ⓘ 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: $422 · $35/mo
• Projected year-2 tax: $1,146 · $96/mo
• Expected delta: +$724/yr (+$60/mo · 171.8%)

ⓘ 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 ≥101°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: $11,597
• − Mortgage interest: −$6,716
• − Property taxes: −$422
• − Insurance: −$600
• − Repairs & maintenance: −$928
• − Management: −$928
• − Depreciation: −$3,488
• Taxable loss: −$1,484
• Est. tax savings @ 24.0%: +$356
• After-tax cash flow: $951/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: Central Local
• NCES district ID: 3904671
• Math proficiency: 66% ▼ -12.00%
• Reading proficiency: 66% ▼ -9.00%
• Median HH income: $52,402
• Composite: 56.29/100
• National rank: #1169
• State rank: #195 of 656 in OH

Livability — Cecil

• Score: 60/100
• State rank: #984
• US rank: #19210

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Defiance · 37,898 people
• Population (ZIP): 252
• Household income: $97,969
• Rent vs Own: 0.0% rent · 100.0% own

Population outlook (Defiance County) Hauer SSP2

• Today (2025): 37,051 people
• By 2030: 36,013 · -2.8%
• By 2040: 33,583 · -9.4%
• By 2050: 31,309 · -15.5%
• By 2075: 26,980 · -27.2%
• By 2100: 23,416 · -36.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Slovak 29% Romanian 3%

Political lean MEDSL · Defiance

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -29.4pp toward R · 2008: -10.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+36.4 2016: R+34.8 2012: R+14.1 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.48%
• Current HPI: 211.3743
• 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

+65.4% since first listed

17 events — show timeline

• 2026-05-21 Listed $119,900 NORIS
• 2025-10-14 Price Changed $17,593 NORIS
• 2025-04-04 Sold (Public Records) $37,507 Public Records
• 2019-02-27 Listing Removed — NORIS
• 2018-12-14 Listed $32,900 NORIS
• 2018-11-07 Listing Removed — NORIS
• 2018-09-07 Listed $39,900 NORIS
• 2015-05-19 Sold (Public Records) $17,600 Public Records
• 2015-05-11 Sold (MLS) $17,593 NORIS
• 2015-04-24 Price Changed $40,850 NORIS
• 2014-08-05 Sold (Public Records) $34,000 Public Records
• 2014-07-22 Listed $40,850 NORIS
• 2013-05-31 Listing Removed — NORIS
• 2013-01-30 Listed $79,900 NORIS
• 2006-03-31 Sold (Public Records) $71,000 Public Records
• 2005-12-31 Listing Removed — NORIS
• 2005-08-26 Listed $72,500 NORIS

Property tax history

+30.8%/yr

Latest (2025): $422 · +2.5% YoY. Source: county tax records.