8629 Kossuth Amanda Rd · Spencerville, OH 45887

$265,000

2 bd · 1.5 ba · 2,268 sqft · SingleFamily public records · 8 Days on market

Built 1977 10 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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +6.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Situated on over 10 scenic acres, including approximately 5 acres of wooded land, this 2,268 sq. ft. brick home offers endless potential for the right buyer. The property features 2 bedrooms, 3 full bathrooms, and a spacious layout ready for renovation and your personal vision. A standout feature is the impressive 2,700 sq. ft. outbuilding, providing abundant space for storage, equipment, hobbies, or a workshop. Enjoy the privacy and beauty of the expansive setting while creating the country retreat you've always envisioned. The home is in need of repairs and is being offered as an opportunity for investors, renovators, or buyers looking to restore a property with exceptional acreage and po

Key facts

• Outbuilding
• Expansive setting
• Wooded land

Tags

• WOODED LAND
• OUTBUILDING
• EXPANSIVE SETTING

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Well water; Septic tank sewer
• Home design: Single-family residence
• Exterior features: Property on a 10.2-acre lot; Residential zoning

Interior

• Bedrooms: Total of 6 rooms (bedrooms not specified separately)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Propane heating
• Interior features: Basement (other)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).

Location & tenants

• Location reads 69/100 on livability (#518 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Spencerville Local (rural): math 72% / reading 73% proficiency, ranked #130 of 656 in OH (top 20%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 10 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 121 units permitted in Auglaize County in 2024 (0 in 5+ unit buildings).
• At $3,000/mo this rent would consume 57% of the median local household income ($63k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Auglaize County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $265,000

Questions for the listing agent

1. Built in 1977 — 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 A-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: 1.13% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.52%
• DSCR: 1.47
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-1,553
• Equity at exit: $39,512

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $51,876
• Equity at exit: $22,912

Cash invested: $74,200 (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 45887

• Home prices YoY: -17.5%
• Active inventory: 10
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$220 /mo · $2,636/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $650

Break-even live

Break-even rent $2,177

Max offer price $265,000

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3330 Sunderland Rd Lima, OH	3.0	2.5	2335	$3,000	$1.28	43d	1	1.45mi

Listing history 7 events

1. 2026-06-18
   days on market $265,000 Active 8 DOM
2. 2026-06-17
   days on market $265,000 Active 7 DOM
3. 2026-06-16
   days on market $265,000 Active 6 DOM
4. 2026-06-15
   days on market $265,000 Active 5 DOM
5. 2026-06-13
   days on market $265,000 Active 3 DOM
6. 2026-06-12
   remarks 699-char remark
7. 2026-06-12
   listed $265,000 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: $2,636 · $220/mo
• Projected year-2 tax: $3,385 · $282/mo
• Expected delta: +$749/yr (+$62/mo · 28.4%)

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,000
• − Mortgage interest: −$14,844
• − Property taxes: −$2,636
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$7,709
• Taxable income: $3,725
• Est. tax owed @ 24.0%: −$894
• After-tax cash flow: $6,908/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: Spencerville Local
• NCES district ID: 3904580
• Math proficiency: 72% ▼ -8.00%
• Reading proficiency: 73% ▼ -9.00%
• Median HH income: $48,960
• Composite: 61.34/100
• National rank: #772
• State rank: #130 of 656 in OH

Livability — Spencerville

• Score: 69/100
• State rank: #518
• US rank: #8783

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allen · 98,169 people
• Metro: Lima, OH
• Population (ZIP): 4,335
• Household income: $62,838
• Rent vs Own: 23.7% rent · 76.3% own
• Severe rent burden: 10.4

Population outlook (Auglaize County) Hauer SSP2

• Today (2025): 45,247 people
• By 2030: 44,448 · -1.8%
• By 2040: 42,355 · -6.4%
• By 2050: 39,722 · -12.2%
• By 2075: 33,967 · -24.9%
• By 2100: 26,839 · -40.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Black 1%
• Common ancestry: Iranian 2% Italian 2% Polish 2%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Auglaize

• 2024 margin: Solid R (+64.6) · D 17.3% · R 81.9%
• 2008→2024 swing: -23.4pp toward R · 2008: -41.2pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+62.6 2016: R+62.6 2012: R+48.9 2008: R+41.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.04%
• Current HPI: 222.3285
• 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

1 event — show timeline

• 2026-06-10 Listed $265,000 WCARE

Property tax history

+6.3%/yr

Latest (2025): $2,636 · -1.6% YoY. Source: county tax records.