401 S Fayette St · Fayette, OH 43521

$137,000

3 bd · 1.5 ba · 1,671 sqft · SingleFamily public records · 42 Days on market

Built 1900 7,840 sqft lot $82/sqft · 5% below area Est $145k · 5% under

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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 +18.1/30.0
• ARV discount +9.9/15.0
• DSCR +5.7/10.0
• Schools +5.4/10.0
• 1% rule +3.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for something affordable with space and functionality? This Fayette home offers 3 bedrooms. One bedroom on main floor. Bathroom on main floor, laundry on main floor. Huge laundry room with closet. Extra closet/storage space in the upstairs bedrooms. Large living and dining areas. Enclosed porch. Fenced yard, deck & back patio! The garage has overhead doors on front and back. Additional parking in the back area of garage. With a little tender loving care, this home could be exactly what you've been looking for. Being sold AS-IS

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Detached garage; Garage with 2 car spaces; Additional off-street parking (driveway, alley access, concrete surfaces); Garage door opener
• Security: Smoke detector(s)
• Utilities: Electricity connected (100 amp service, circuit breakers); Natural gas available; Public water; Public sewer; WiFi available
• Home design: Single-family house; One and one-half levels (2 stories total); No attached units; No common walls
• Construction: Aluminum siding; Block foundation; Basement with block and concrete construction and sump pump
• Exterior features: Private yard; Exterior storage; Chain link full fencing; Shingle roof; Garage(s) on property

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Bedroom 2 on upper level; Bedroom 3 on upper level
• Flooring: Carpet; Hardwood; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Natural gas heating (boiler); Window air conditioning unit(s)
• Interior features: Entrance foyer; Storage; Walk-in closet(s); Ceiling fan(s)
• Laundry & utility: Laundry closet with washer hookup and electric dryer hookup on main level; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $137k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/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 $121k (11.6% below list).
• Recommended offer: $121k (11.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#879 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.
• Fayette Local (rural): math 60% / reading 65% proficiency, ranked #452 of 802 in OH (top 56%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Fayette Elementary School (math 67% / reading 62%, grade B, #522 of 1,584 statewide, top 36%, 220 students, 0% FRL); Fayette Jr/Sr High School (math 54% / reading 44%, grade D, #390 of 781 statewide, top 54%, 141 students, 98% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 10 active listings in the ZIP; 24 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $947 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Fulton County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $137k implies a 303% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,048 (11.6% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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?
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: 0.88% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.78%
• DSCR: 1.17
• GRM: 9.4

CMA / ARV

• ARV (median comp): $144,553
• List price: $137,000
• Delta: -5.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 College St	0.30mi	3/2.0	1,689 (+1%)	2mo	$172,500	$102	81
300 Irene Ct	0.24mi	3/2.0	1,604 (-4%)	12mo	$155,000	$97	70
420 S Fayette St	0.14mi	2/1.0 (-1)	1,602 (-4%)	21mo	$107,000	$67	62
402 Joan St	0.18mi	4/2.0 (+1)	1,728 (+3%)	23mo	$194,900	$113	60
207 S Walnut St	0.35mi	3/3.0	1,642 (-2%)	19mo	$193,000	$118	59
303 W Main St	0.23mi	3/1.0	1,482 (-11%)	13mo	$182,300	$123	58
602 W Main St	0.43mi	3/1.5	1,827 (+9%)	11mo	$185,000	$101	55

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-14,549
• Equity at exit: $20,427

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-2,957
• Equity at exit: $11,845

Cash invested: $38,360 (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 43521

• Home prices YoY: -16.6%
• Active inventory: 10
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,210 medium
• Mortgage (P&I): −$718
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $121

Break-even live

Break-even rent $1,057

Max offer price $137,000

Occupancy floor 85%

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: $34,250
• Closing costs: $4,110
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $137,000 Active 42 DOM
2. 2026-06-17
   days on market $137,000 Active 41 DOM
3. 2026-06-16
   days on market $137,000 Active 40 DOM
4. 2026-06-15
   days on market $137,000 Active 39 DOM
5. 2026-06-13
   days on market $137,000 Active 37 DOM
6. 2026-06-12
   days on market $137,000 Active 36 DOM
7. 2026-06-09
   days on market $137,000 Active 33 DOM
8. 2026-06-08
   days on market $137,000 Active 32 DOM
9. 2026-06-08
   days on market $137,000 Active 31 DOM
10. 2026-06-05
    days on market $137,000 Active 29 DOM
11. 2026-06-04
    days on market $137,000 Active 27 DOM
12. 2026-06-02
    days on market $137,000 Active 26 DOM
13. 2026-06-01
    price $137,000 Active 25 DOM
14. 2026-06-01
    days on market $143,500 Active 25 DOM
15. 2026-05-31
    days on market $143,500 Active 24 DOM
16. 2026-05-07
    listed $143,500 Active 543-char remark
17. 2026-05-05
    price $143,500 543-char remark
18. 2026-04-27
    historical $159,900 543-char remark
19. 1991-03-29
    soldstatus $34,000
20. 1989-02-02
    soldstatus $29,900
21. 1986-06-25
    soldstatus $29,900

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $1,428 · $119/mo
• Expected delta: +$710/yr (+$59/mo · 98.8%)

ⓘ 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 · 16 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: $14,526
• − Mortgage interest: −$7,674
• − Property taxes: −$718
• − Insurance: −$685
• − Repairs & maintenance: −$1,162
• − Management: −$1,162
• − Depreciation: −$3,985
• Taxable loss: −$861
• Est. tax savings @ 24.0%: +$207
• After-tax cash flow: $1,658/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: Fayette Local
• NCES district ID: 3904706
• Math proficiency: 60% ▲ 5.00%
• Reading proficiency: 65% ▲ 6.00%
• Median HH income: $43,398
• Composite: 54.02/100
• National rank: #3001
• State rank: #452 of 802 in OH

Livability — Fayette

• Score: 62/100
• State rank: #879
• US rank: #16619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fayette, OH
• County: Fulton · 33,657 people
• Metro: Toledo, OH
• Population (ZIP): 2,703
• Household income: $57,000
• Rent vs Own: 27.8% rent · 72.2% own

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 41,958 people
• By 2030: 41,130 · -2.0%
• By 2040: 38,760 · -7.6%
• By 2050: 36,040 · -14.1%
• By 2075: 30,793 · -26.6%
• By 2100: 25,429 · -39.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 4% Italian 2% Romanian 1%
• Foreign-born: 1% · Canada, China
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+42.4) · D 28.4% · R 70.8%
• 2008→2024 swing: -34.3pp toward R · 2008: -8.1pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+39.8 2016: R+36.0 2012: R+13.2 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.73%
• Current HPI: 243.8808
• 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

+358.2% since first listed

7 events — show timeline

• 2026-06-01 Price Changed $137,000 NORIS
• 2026-05-07 Listed $143,500 NORIS
• 2026-05-05 Price Changed $143,500 NORIS
• 2026-04-27 Coming Soon $159,900 NORIS
• 1991-03-29 Sold (Public Records) $34,000 Public Records
• 1989-02-02 Sold (Public Records) $29,900 Public Records
• 1986-06-25 Sold (Public Records) $29,900 Public Records

Property tax history

+4.2%/yr

Latest (2025): $718 · +4.7% YoY. Source: county tax records.