112 Washington St · Willard, OH 44890

$105,000

3 bd · 1.0 ba · 1,372 sqft · SingleFamily public records · 90 Days on market

Built 2000 4,791 sqft lot $77/sqft · 16% above area Est $91k · 16% over

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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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +5.6/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 112 Washington in Willard, a solid investment property with a current tenant already in place, providing instant cash flow from day one. This 3-bedroom, 1-bath home offers a functional layout and strong rental potential in an affordable market. Whether you're looking to expand your portfolio or secure a steady income-producing asset, this property checks the boxes!

Key facts

• 4,791 sq ft lot
• Listed 90 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.6% in Willard — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#469 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D+, amenities F.
• Willard City (town): math 38% / reading 49% proficiency, ranked #505 of 656 in OH (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 60 active listings in the ZIP; 40 units permitted in Huron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Huron County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $66k; list at $105k implies a 59% gain — meaningful room to come down on a strong offer.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.06% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.51%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

• ARV (median comp): $90,570
• List price: $105,000
• Delta: 15.93%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 Keefer St	0.17mi	3/1.5	1,400 (+2%)	5mo	$70,000	$50	82
33 Spring St	0.08mi	3/1.0	1,257 (-8%)	6mo	$90,500	$72	77
201 Washington St	0.06mi	2/1.0 (-1)	1,468 (+7%)	9mo	$115,000	$78	73
107 Woodbine St	0.31mi	3/1.0	1,502 (+10%)	6mo	$72,000	$48	64
420 W Maple St	0.52mi	3/1.0	1,336 (-3%)	12mo	$136,000	$102	62
402 W Pearl St	0.53mi	2/1.0 (-1)	1,328 (-3%)	6mo	$157,000	$118	60
411 Euclid St	0.66mi	3/1.5	1,404 (+2%)	9mo	$163,250	$116	56
316 Maplewood St	0.48mi	3/1.5	1,556 (+13%)	5mo	$155,000	$100	49
606 Park St	0.74mi	4/1.0 (+1)	1,456 (+6%)	4mo	$150,000	$103	47
111 E Tiffin Street St	0.56mi	4/2.0 (+1)	1,551 (+13%)	3mo	$154,000	$99	41
414 Park St	0.60mi	3/2.0	1,552 (+13%)	13mo	$146,500	$94	36
537 Clark St	0.73mi	2/1.0 (-1)	1,171 (-15%)	5mo	$135,000	$115	32

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: -2.0%
• Equity multiple: 0.93×
• Total profit: $-2,200
• Equity at exit: $15,656

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $17,080
• Equity at exit: $9,078

Cash invested: $29,400 (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 44890

• Home prices YoY: -16.2%
• Active inventory: 60
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$56 /mo · $670/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $233

Break-even live

Break-even rent $823

Max offer price $105,000

Occupancy floor 74%

Sensitivity live

Price	-10% $293	-5% $263	+0% $233	+5% $203	+10% $174
Rent	-10% $145	-5% $189	+0% $233	+5% $277	+10% $321
Rate	-1.0pp $286	-0.5pp $260	base $233	+0.5pp $206	+1.0pp $178

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $105,000 Active 90 DOM
2. 2026-06-18
   days on market $105,000 Active 88 DOM
3. 2026-06-17
   days on market $105,000 Active 87 DOM
4. 2026-06-16
   days on market $105,000 Active 86 DOM
5. 2026-06-15
   days on market $105,000 Active 85 DOM
6. 2026-06-13
   days on market $105,000 Active 83 DOM
7. 2026-06-12
   days on market $105,000 Active 82 DOM
8. 2026-06-09
   days on market $105,000 Active 79 DOM
9. 2026-06-08
   days on market $105,000 Active 78 DOM
10. 2026-06-08
    days on market $105,000 Active 77 DOM
11. 2026-06-07
    days on market $105,000 Active 76 DOM
12. 2026-06-04
    days on market $105,000 Active 73 DOM
13. 2026-06-02
    days on market $105,000 Active 72 DOM
14. 2026-06-01
    days on market $105,000 Active 71 DOM
15. 2026-05-31
    days on market $105,000 Active 70 DOM
16. 2026-03-22
    listed $105,000 Active 378-char remark

    Show marketing remark (378 chars)

    Welcome to 112 Washington in Willard, a solid investment property with a current tenant already in place, providing instant cash flow from day one. This 3-bedroom, 1-bath home offers a functional layout and strong rental potential in an affordable market. Whether you're looking to expand your portfolio or secure a steady income-producing asset, this property checks the boxes!

17. 2024-10-28
    price $105,000
18. 2024-10-14
    listed $110,000 Active
19. 2021-08-27
    soldstatus $66,000
20. 2021-08-26
    soldstatus $1,095,000
21. 2021-04-05
    listed $64,000
22. 2019-05-01
    soldstatus $23,000
23. 2013-12-26
    soldstatus $331,800
24. 1992-11-05
    soldstatus $21,500

ⓘ 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: $670 · $56/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: +$484/yr (+$40/mo · 72.2%)

ⓘ 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 ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,417
• − Mortgage interest: −$5,882
• − Property taxes: −$670
• − Insurance: −$525
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$3,055
• Taxable income: $1,139
• Est. tax owed @ 24.0%: −$273
• After-tax cash flow: $2,523/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: Willard City
• NCES district ID: 3904509
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $46,675
• Composite: 37.04/100
• National rank: #4512
• State rank: #505 of 656 in OH

Livability — Willard

• Score: 70/100
• State rank: #469
• US rank: #7772

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Willard, OH
• County: Huron · 56,496 people
• Population (ZIP): 10,364
• Household income: $64,971
• Rent vs Own: 26.6% rent · 73.4% own
• Severe rent burden: 5.8

Population outlook (Huron County) Hauer SSP2

• Today (2025): 55,572 people
• By 2030: 53,514 · -3.7%
• By 2040: 48,770 · -12.2%
• By 2050: 43,611 · -21.5%
• By 2075: 32,349 · -41.8%
• By 2100: 21,849 · -60.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 13% Two or more races 4%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Iranian 3% Slovak 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 6% German/W. Germanic 1%

Political lean MEDSL · Huron

• 2024 margin: Solid R (+44.0) · D 27.6% · R 71.6%
• 2008→2024 swing: -40.9pp toward R · 2008: -3.1pp · 2024: -44.0pp
• All cycles: 2024: R+44.0 2020: R+41.2 2016: R+36.4 2012: R+8.9 2008: R+3.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -44.45%
• Current HPI: 229.9428
• 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

+388.4% since first listed

9 events — show timeline

• 2026-03-22 Listed $105,000 CBRMLS
• 2024-10-28 Price Changed $105,000 MLSNOW
• 2024-10-14 Listed $110,000 MLSNOW
• 2021-08-27 Sold (MLS) $66,000 MARMLS
• 2021-08-26 Sold (Public Records) $1,095,000 Public Records
• 2021-04-05 Listed $64,000 MARMLS
• 2019-05-01 Sold (Public Records) $23,000 Public Records
• 2013-12-26 Sold (Public Records) $331,800 Public Records
• 1992-11-05 Sold (Public Records) $21,500 Public Records

Property tax history

-0.3%/yr

Latest (2025): $670 · +0.5% YoY. Source: county tax records.