5105 Campbell St · Bloomingville, OH 44870

$149,900

3 bd · 1.0 ba · 1,030 sqft · SingleFamily public records · 34 Days on market

Built 1953 0.85 ac lot $146/sqft · 9% below area Est $165k · 9% under ↓ 11% since listing

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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 +23.8/30.0
• ARV discount +11.5/15.0
• DSCR +7.7/10.0
• 1% rule +5.3/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the perfect blend of space and potential with this charming three-bedroom home in Perkins Township. Nestled on nearly an acre of land, this property offers a serene rural feel while being conveniently close to local amenities. Ideal for those looking to invest or put your personal touch on this home, Available to conventional or cash buyers . Don't miss the opportunity to transform this space into your dream residence!

Key facts

• 0.85 acre lot
• 2 garage spots
• Built 1953

Property features AI

Exterior

• Parking: Attached garage; Off-street parking; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residential property
• Construction: Vinyl siding; Wood siding
• Exterior features: Asphalt roof

Interior

• Kitchen: Dishwasher; Range; Refrigerator
• Bedrooms: 6 total rooms (number of bedrooms not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas forced-air heating
• Interior features: Dishwasher; Range; Refrigerator; Full basement
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $288 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Perkins Local (town): math 55% / reading 61% proficiency, ranked #303 of 656 in OH (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 210 active listings in the ZIP; 128 units permitted in Erie County in 2024 (5 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 $4k of value loss. Plan a longer hold.
• Erie County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. 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: 1.03% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.23%
• DSCR: 1.37
• GRM: 8.1

CMA / ARV

• ARV (median comp): $164,625
• List price: $149,900
• Delta: -8.94%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5105 Campbell St	0.00mi	3/1.0	1,030 (0%)	1mo	$149,900	$146	100

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: -3.8%
• Equity multiple: 0.86×
• Total profit: $-6,000
• Equity at exit: $22,351

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $18,223
• Equity at exit: $12,961

Cash invested: $41,972 (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 44870

• Active inventory: 210
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$88 /mo · $1,057/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $288

Break-even live

Break-even rent $1,186

Max offer price $149,900

Occupancy floor 76%

Sensitivity live

Price	-10% $373	-5% $330	+0% $288	+5% $245	+10% $203
Rent	-10% $165	-5% $227	+0% $288	+5% $349	+10% $410
Rate	-1.0pp $363	-0.5pp $326	base $288	+0.5pp $249	+1.0pp $209

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-03
   status $149,900 Pending 34 DOM
2. 2026-06-02
   days on market $149,900 Active Under Contract 34 DOM
3. 2026-06-01
   days on market $149,900 Active Under Contract 33 DOM
4. 2026-05-31
   days on market $149,900 Active Under Contract 32 DOM
5. 2026-05-30
   days on market $149,900 Active Under Contract 31 DOM
6. 2026-05-04
   historical Active Under Contract 431-char remark
7. 2026-04-28
   listed $149,900 Active 431-char remark
8. 2024-08-13
   price $159,000
9. 2024-07-29
   price $169,000

ⓘ 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: $1,057 · $88/mo
• Projected year-2 tax: $1,698 · $141/mo
• Expected delta: +$641/yr (+$53/mo · 60.7%)

ⓘ 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 ≥96°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: $18,598
• − Mortgage interest: −$8,397
• − Property taxes: −$1,057
• − Insurance: −$750
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$4,361
• Taxable income: $1,059
• Est. tax owed @ 24.0%: −$254
• After-tax cash flow: $3,199/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: Perkins Local
• NCES district ID: 3904681
• Math proficiency: 55% ▼ -10.00%
• Reading proficiency: 61% ▼ -7.00%
• Median HH income: $59,013
• Composite: 50.26/100
• National rank: #1890
• State rank: #303 of 656 in OH

Livability — Bloomingville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Erie County · 39,883 people
• Metro: Sandusky, OH
• Population (ZIP): 39,883
• Household income: $62,082
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 1602.0

Population outlook (Erie County) Hauer SSP2

• Today (2025): 73,204 people
• By 2030: 71,341 · -2.5%
• By 2040: 66,771 · -8.8%
• By 2050: 62,512 · -14.6%
• By 2075: 56,154 · -23.3%
• By 2100: 49,045 · -33.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 15% Two or more races 8% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Slovak 2% Subsaharan African 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Erie

• 2024 margin: R (+14.1) · D 42.5% · R 56.6%
• 2008→2024 swing: -28.0pp toward R · 2008: 13.9pp · 2024: -14.1pp
• All cycles: 2024: R+14.1 2020: R+11.6 2016: R+9.8 2012: D+11.3 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -151.99%
• Current HPI: 209.6383
• Rent YoY: —
• Metro: Sandusky, OH
• 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

-11.3% since first listed

7 events — show timeline

• 2026-06-04 Sold (Public Records) $149,850 Public Records
• 2026-06-03 Sold (MLS) $149,900 FAOR
• 2026-06-02 Pending — FAOR
• 2026-05-04 Contingent — FAOR
• 2026-04-28 Listed $149,900 FAOR
• 2024-08-13 Price Changed $159,000 FAOR
• 2024-07-29 Price Changed $169,000 FAOR

Property tax history

-2.0%/yr

Latest (2025): $1,057 · -33.0% YoY. Source: county tax records.