104 W Sugar St · Cridersville, OH 45806

$165,000

2 bd · 1.0 ba · 1,005 sqft · SingleFamily public records · 28 Days on market

Built 1920 7,500 sqft lot Est $166k · at est.

---

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 +28.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.7/15.0
• 1% rule +6.8/10.0
• Schools +5.5/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy Cridersville home has lots of "cute" factor! Great curb appeal & freshly painted interior! You'll feel right at home when you walk in the front door and see the spacious living room with plentiful natural light! Flow into the kitchen equipped with white cabinets and new stylish laminate flooring! Bathroom has been updated with a new vanity and flooring as well! Then head upstairs to see the 2 charming bedrooms! The utility room is to the rear of the home and overlooks the backyard area with an open patio and detached garage with plentiful overhead storage space!

Key facts

• Modern flooring
• Quiet neighborhood
• 7,500 sq ft lot

Tags

• MODERN FLOORING
• FRESHLY PAINTED INTERIOR
• FULLY FENCED BACKYARD
• QUIET NEIGHBORHOOD
• SAFE WELCOMING COMMUNITY

Property features AI

Exterior

• Parking: 1-car garage; Parking pad
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Covered patio/porch; Lot approximately 50 x 150; Residential zoning

Interior

• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Vinyl flooring; 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#391 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Wapakoneta City (town): math 66% / reading 63% proficiency, ranked #218 of 656 in OH (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 49 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 121 units permitted in Auglaize 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 $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $165k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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.
4. 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.
5. 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: 1.18% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.47%
• DSCR: 1.60
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $165,825
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 S Oak St	0.31mi	2/1.0	1,028 (+2%)	3mo	$170,000	$165	79
303 E Main St	0.23mi	2/1.0	1,050 (+4%)	14mo	$73,500	$70	70
306 Shawnee Rd	0.36mi	3/1.0 (+1)	1,040 (+4%)	7mo	$155,000	$149	67
509 Thomas Dr	0.48mi	3/1.5 (+1)	1,080 (+8%)	20mo	$180,000	$167	42

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: 3.5%
• Equity multiple: 1.14×
• Total profit: $6,246
• Equity at exit: $24,602

10-year hold

• IRR: 13.0%
• Equity multiple: 2.03×
• Total profit: $47,790
• Equity at exit: $14,266

Cash invested: $46,200 (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 45806

• Home prices YoY: -22.3%
• Active inventory: 49
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,950 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$88 /mo · $1,055/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $519

Break-even live

Break-even rent $1,294

Max offer price $165,000

Occupancy floor 68%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 E High St Unit 207 Cridersville, OH	3.0	2.0	1400	$1,950	$1.39	43d	1	0.17mi
209 E High St Unit 209 Cridersville, OH	3.0	2.0	1400	$1,950	$1.39	43d	1	0.17mi

Listing history 25 events

1. 2026-06-18
   days on market $165,000 Active 28 DOM
2. 2026-06-17
   days on market $165,000 Active 27 DOM
3. 2026-06-16
   days on market $165,000 Active 26 DOM
4. 2026-06-15
   days on market $165,000 Active 25 DOM
5. 2026-06-13
   days on market $165,000 Active 23 DOM
6. 2026-06-12
   statusdays on market $165,000 Active 22 DOM
7. 2026-06-09
   days on market $165,000 Active Under Contract 19 DOM
8. 2026-06-08
   days on market $165,000 Active Under Contract 18 DOM
9. 2026-06-08
   days on market $165,000 Active Under Contract 17 DOM
10. 2026-06-05
    days on market $165,000 Active Under Contract 15 DOM
11. 2026-06-04
    statusdays on market $165,000 Active Under Contract 13 DOM
12. 2026-06-02
    days on market $165,000 Active 12 DOM
13. 2026-06-01
    days on market $165,000 Active 11 DOM
14. 2026-05-31
    days on market $165,000 Active 10 DOM
15. 2026-05-20
    listed $175,000 Active
16. 2019-08-20
    soldstatus $78,200 592-char remark

    Show marketing remark (596 chars)

    This cozy Cridersville home has lots of cute factor! Great curb appeal & freshly painted interior! You'll feel right at home when you walk in the front door and see the spacious living room with plentiful natural light! Flow into the kitchen equipped with white cabinets and new stylish laminate flooring! Bathroom has been updated with a new vanity and flooring as well! Then head upstairs to see the 2 charming bedrooms! The utility room is to the rear of the home and overlooks the backyard area with an open patio and detached garage with plentiful overhead storage space!, Under 1 Acre

17. 2019-08-20
    soldstatus $78,200 596-char remark

    Show marketing remark (596 chars)

    This cozy Cridersville home has lots of cute factor! Great curb appeal & freshly painted interior! You'll feel right at home when you walk in the front door and see the spacious living room with plentiful natural light! Flow into the kitchen equipped with white cabinets and new stylish laminate flooring! Bathroom has been updated with a new vanity and flooring as well! Then head upstairs to see the 2 charming bedrooms! The utility room is to the rear of the home and overlooks the backyard area with an open patio and detached garage with plentiful overhead storage space!, Under 1 Acre

18. 2019-08-20
    soldstatus $78,200

    Show marketing remark (596 chars)

    This cozy Cridersville home has lots of cute factor! Great curb appeal & freshly painted interior! You'll feel right at home when you walk in the front door and see the spacious living room with plentiful natural light! Flow into the kitchen equipped with white cabinets and new stylish laminate flooring! Bathroom has been updated with a new vanity and flooring as well! Then head upstairs to see the 2 charming bedrooms! The utility room is to the rear of the home and overlooks the backyard area with an open patio and detached garage with plentiful overhead storage space!, Under 1 Acre

19. 2019-04-22
    listed $80,000 592-char remark

    Show marketing remark (596 chars)

    This cozy Cridersville home has lots of cute factor! Great curb appeal & freshly painted interior! You'll feel right at home when you walk in the front door and see the spacious living room with plentiful natural light! Flow into the kitchen equipped with white cabinets and new stylish laminate flooring! Bathroom has been updated with a new vanity and flooring as well! Then head upstairs to see the 2 charming bedrooms! The utility room is to the rear of the home and overlooks the backyard area with an open patio and detached garage with plentiful overhead storage space!, Under 1 Acre

20. 2019-04-22
    listed $80,000 596-char remark

    Show marketing remark (596 chars)

    This cozy Cridersville home has lots of cute factor! Great curb appeal & freshly painted interior! You'll feel right at home when you walk in the front door and see the spacious living room with plentiful natural light! Flow into the kitchen equipped with white cabinets and new stylish laminate flooring! Bathroom has been updated with a new vanity and flooring as well! Then head upstairs to see the 2 charming bedrooms! The utility room is to the rear of the home and overlooks the backyard area with an open patio and detached garage with plentiful overhead storage space!, Under 1 Acre

21. 2008-06-17
    soldstatus $70,500
22. 2003-11-06
    soldstatus $70,300
23. 2000-12-29
    soldstatus $20,500
24. 1997-04-25
    soldstatus $46,900
25. 1993-04-28
    soldstatus $33,000

ⓘ 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: $1,055 · $88/mo
• Projected year-2 tax: $1,815 · $151/mo
• Expected delta: +$759/yr (+$63/mo · 72.0%)

ⓘ 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
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,400
• − Mortgage interest: −$9,243
• − Property taxes: −$1,055
• − Insurance: −$825
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$4,800
• Taxable income: $3,733
• Est. tax owed @ 24.0%: −$896
• After-tax cash flow: $5,327/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: Wapakoneta City
• NCES district ID: 3904498
• Math proficiency: 66% ▼ -8.00%
• Reading proficiency: 63% ▼ -4.00%
• Median HH income: $51,471
• Composite: 54.97/100
• National rank: #1303
• State rank: #218 of 656 in OH

Livability — Cridersville

• Score: 72/100
• State rank: #391
• US rank: #6373

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

• Census place: Cridersville, OH
• County: Allen · 98,169 people
• Metro: Lima, OH
• Population (ZIP): 10,978
• Household income: $82,160
• Rent vs Own: 19.8% rent · 80.2% own
• Severe rent burden: 9.8

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 (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 1% Tagalog/Filipino 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: ▼ -66.04%
• Current HPI: 229.5361
• 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

+430.3% since first listed

11 events — show timeline

• 2026-05-20 Listed $175,000 WCARE
• 2019-08-20 Sold (Public Records) $78,200 Public Records
• 2019-08-20 Sold (MLS) $78,200 WCARE
• 2019-08-20 Sold (MLS) $78,200 WRIST
• 2019-04-22 Listed $80,000 WCARE
• 2019-04-22 Listed $80,000 WRIST
• 2008-06-17 Sold (Public Records) $70,500 Public Records
• 2003-11-06 Sold (Public Records) $70,300 Public Records
• 2000-12-29 Sold (Public Records) $20,500 Public Records
• 1997-04-25 Sold (Public Records) $46,900 Public Records
• 1993-04-28 Sold (Public Records) $33,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,055 · -1.3% YoY. Source: county tax records.