106 E Fremont St · Arcadia, OH 44804

$140,000

3 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 37 Days on market

Built 1870 0.28 ac lot Est $139k · at est.

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.2/15.0
• Schools +6.0/10.0
• DSCR +4.6/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Strong investment opportunity in the Arcadia School District. This 3-bedroom , 1-bath home features a functional layout and enclosed front porch, ready for renovation. The property includes impressive outbuildings: a 14x30 pole-building garage with a 14x30 upper level (stairs needed), two 16-ft garage doors, and water available, plus a 24x26 detached garage with workshop-ideal for equipment, storage, or trades. An additional 0.0829-acre lot adds flexibility. Property Sold AS IS. Listing Agent is related to Seller. Environmental Disclosure: A former gas station once occupied this site. State Fire Marshal records confirm the underground tanks were removed in 1977, with a 2017 reinspection ver

Key facts

• Additional lot
• Enclosed front porch
• 0.28 acre lot

Tags

• ENCLOSED FRONT PORCH
• 14X30 POLE-BUILDING GARAGE
• 24X26 DETACHED GARAGE
• ADDITIONAL LOT

Property features AI

Exterior

• Parking: Detached 4-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Construction: Aluminum siding
• Exterior features: Asphalt roof

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Baseboard heating; Hot water heating; Window air conditioning units
• Interior features: Partial basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $43 ($521/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 $117k (16.4% below list).
• Recommended offer: $117k (16.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#296 in OH, #4,811 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: amenities F, commute F, health & safety F.
• Arcadia Local (rural): math 65% / reading 77% proficiency, ranked #144 of 656 in OH (top 22%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Arcadia Elementary School (math 77% / reading 82%, grade A, #173 of 1,584 statewide, top 12%, 296 students, 0% FRL); Arcadia Middle School (math 52% / reading 67%, grade B, #271 of 654 statewide, top 43%, 99 students, 0% FRL); Arcadia High School (math 54% / reading 74%, grade B-, #164 of 781 statewide, top 24%, 199 students, 97% FRL).
• Market conditions: 4 active listings in the ZIP; solid renter incomes; 257 units permitted in Hancock County in 2024 (150 in 5+ unit buildings).
• This rent is only 15% of the median local income ($92k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 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 37 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,023 (16.4% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1870 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $139,104
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 E Fremont St	0.05mi	2/1.0 (-1)	1,343 (+4%)	1mo	$110,000	$82	85
204 Brown Rd	0.13mi	2/1.0 (-1)	1,287 (-0%)	6mo	$144,500	$112	84
102 Walnut St	0.10mi	3/1.0	1,260 (-2%)	13mo	$136,000	$108	81
202 E Fremont St	0.07mi	3/1.5	1,204 (-6%)	13mo	$126,900	$105	73
204 N Main St	0.09mi	4/1.0 (+1)	1,435 (+11%)	7mo	$179,000	$125	66

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-19,955
• Equity at exit: $20,874

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-13,959
• Equity at exit: $12,105

Cash invested: $39,200 (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 44804

• Home prices YoY: -16.6%
• Active inventory: 4
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,170 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$89 /mo · $1,062/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $43

Break-even live

Break-even rent $1,115

Max offer price $140,000

Occupancy floor 91%

Sensitivity live

Price	-10% $123	-5% $83	+0% $43	+5% $4	+10% $-36
Rent	-10% $-49	-5% $-3	+0% $43	+5% $90	+10% $136
Rate	-1.0pp $114	-0.5pp $79	base $43	+0.5pp $7	+1.0pp $-30

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $140,000 Active 37 DOM
2. 2026-06-21
   days on market $140,000 Active 36 DOM
3. 2026-06-19
   days on market $140,000 Active 34 DOM
4. 2026-06-18
   days on market $140,000 Active 33 DOM
5. 2026-06-17
   days on market $140,000 Active 32 DOM
6. 2026-06-16
   days on market $140,000 Active 31 DOM
7. 2026-06-15
   days on market $140,000 Active 30 DOM
8. 2026-06-14
   days on market $140,000 Active 28 DOM
9. 2026-06-12
   days on market $140,000 Active 27 DOM
10. 2026-06-09
    days on market $140,000 Active 24 DOM
11. 2026-06-08
    days on market $140,000 Active 23 DOM
12. 2026-06-07
    pricedays on market $140,000 Active 22 DOM
13. 2026-06-05
    days on market $145,000 Active 19 DOM
14. 2026-06-03
    days on market $145,000 Active 18 DOM
15. 2026-06-02
    days on market $145,000 Active 17 DOM
16. 2026-06-01
    days on market $145,000 Active 16 DOM
17. 2026-05-31
    days on market $145,000 Active 15 DOM
18. 2026-05-30
    days on market $145,000 Active 14 DOM
19. 2026-05-16
    listed $145,000 Active

ⓘ 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: $1,062 · $89/mo
• Projected year-2 tax: $1,623 · $135/mo
• Expected delta: +$561/yr (+$47/mo · 52.8%)

ⓘ 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 ≥99°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: $14,043
• − Mortgage interest: −$7,842
• − Property taxes: −$1,062
• − Insurance: −$700
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$4,073
• Taxable loss: −$1,881
• Est. tax savings @ 24.0%: +$452
• After-tax cash flow: $973/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: Arcadia Local
• NCES district ID: 3910002
• Math proficiency: 65% ▼ -16.00%
• Reading proficiency: 77% ▼ -5.00%
• Median HH income: $48,634
• Composite: 60.02/100
• National rank: #874
• State rank: #144 of 656 in OH

Livability — Arcadia

• Score: 74/100
• State rank: #296
• US rank: #4811

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arcadia, OH
• County: Hancock · 68,814 people
• Population (ZIP): 1,603
• Household income: $92,212
• Rent vs Own: 5.8% rent · 94.2% own

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 (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 2% Slovak 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 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: ▼ -45.43%
• Current HPI: 227.8213
• 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

• 2026-05-16 Listed $145,000 FAOR

Property tax history

+8.1%/yr

Latest (2025): $1,062 · +4.6% YoY. Source: county tax records.