59 W Tucker Ave · Shelby, OH 44875

$145,000

3 bd · 1.0 ba · 1,383 sqft · SingleFamily public records · 4 Days on market

Built 1945 7,405 sqft lot Est $158k · 8% under

---

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 +14.3/30.0
• ARV discount +11.1/15.0
• Schools +5.2/10.0
• DSCR +4.3/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tucked away on a quiet dead end street within the city limits of Shelby, this inviting home offers the perfect blend of comfort, updates, and everyday functionality. Thoughtfully updated in 2021, including a newer roof and appliances. The spacious kitchen is both beautiful and practical, featuring a convenient recessed laundry area with the option to relocate downstairs if desired. Upstairs, the bedroom provides a unique retreat with a cozy sitting area and additional storage space. Step outside to enjoy a fenced backyard designed for relaxing or entertaining, complete with a back patio ideal for gatherings. A detached one car garage adds extra convenience, making this property a wonderful place to call home.

Key facts

• Newer roof
• Newer appliances
• Updated in 2021

Tags

• QUIET DEAD END STREET
• UPDATED IN 2021
• NEWER ROOF
• NEWER APPLIANCES
• RECESSED LAUNDRY AREA
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $26 ($316/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 $123k (15.4% below list).
• Recommended offer: $123k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.4% in Shelby — 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 74/100 on livability (#301 in OH, #4,837 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: commute D+, employment D, amenities F.
• Shelby City (town): math 62% / reading 62% proficiency, ranked #269 of 656 in OH (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Shelby Elementary School (math 67% / reading 67%, grade B+, #456 of 1,584 statewide, top 31%, 900 students, 0% FRL); Shelby Middle School (math 65% / reading 62%, grade B+, #228 of 654 statewide, top 35%, 454 students, 99% FRL); Shelby High School (math 52% / reading 67%, grade C+, #243 of 781 statewide, top 33%, 499 students, 35% FRL).
• Market conditions: 60 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 145 units permitted in Richland 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 $4k of value loss. Plan a longer hold.
• Richland County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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 $122k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $122,693 (15.4% below list)

Questions for the listing agent

1. Built in 1945 — 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. 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?
4. 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?
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: 0.85% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $157,662
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59 W Tucker Ave	0.00mi	3/1.0	1,383 (0%)	1mo	$145,000	$105	99
67 S Gamble St	0.27mi	3/2.0	1,312 (-5%)	9mo	$50,000	$38	68
15 Seltzer St	0.42mi	3/1.0	1,413 (+2%)	12mo	$187,500	$133	67
20 Sharon St	0.41mi	3/1.0	1,316 (-5%)	13mo	$119,000	$90	62
29 Park Ave	0.43mi	3/1.5	1,456 (+5%)	13mo	$154,900	$106	58
71 Raymond Ave	0.48mi	3/1.5	1,472 (+6%)	13mo	$195,000	$132	54
33 W Gaylord Ave	0.70mi	3/1.5	1,302 (-6%)	5mo	$175,000	$134	51
41 Auburn Ave	0.51mi	3/2.0	1,540 (+11%)	10mo	$175,000	$114	45
12 Franklin Ave	0.61mi	3/1.5	1,584 (+14%)	6mo	$154,500	$98	40
61 W Smiley Ave	0.72mi	3/2.0	1,556 (+12%)	8mo	$155,000	$100	35
23 Gaylord Ave	0.73mi	3/2.0	1,590 (+15%)	3mo	$217,000	$136	34
76 S Mansfield Ave	0.71mi	4/2.0 (+1)	1,572 (+14%)	3mo	$199,000	$127	33

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-21,839
• Equity at exit: $21,620

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-16,933
• Equity at exit: $12,537

Cash invested: $40,600 (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 44875

• Home prices YoY: -26.2%
• Active inventory: 60
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$122 /mo · $1,466/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $26

Break-even live

Break-even rent $1,194

Max offer price $145,000

Occupancy floor 93%

Sensitivity live

Price	-10% $108	-5% $67	+0% $26	+5% $-15	+10% $-56
Rent	-10% $-71	-5% $-22	+0% $26	+5% $75	+10% $123
Rate	-1.0pp $99	-0.5pp $63	base $26	+0.5pp $-11	+1.0pp $-50

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
187 S Gamble St Shelby, OH	3.0	1.5	1482	$1,400	$0.94	45d	1	0.39mi

Listing history 11 events

1. 2026-04-24
   status Pending 718-char remark

   Show marketing remark (718 chars)

   Tucked away on a quiet dead end street within the city limits of Shelby, this inviting home offers the perfect blend of comfort, updates, and everyday functionality. Thoughtfully updated in 2021, including a newer roof and appliances. The spacious kitchen is both beautiful and practical, featuring a convenient recessed laundry area with the option to relocate downstairs if desired. Upstairs, the bedroom provides a unique retreat with a cozy sitting area and additional storage space. Step outside to enjoy a fenced backyard designed for relaxing or entertaining, complete with a back patio ideal for gatherings. A detached one car garage adds extra convenience, making this property a wonderful place to call home.

2. 2026-04-24
   status Pending

   Show marketing remark (718 chars)

   Tucked away on a quiet dead end street within the city limits of Shelby, this inviting home offers the perfect blend of comfort, updates, and everyday functionality. Thoughtfully updated in 2021, including a newer roof and appliances. The spacious kitchen is both beautiful and practical, featuring a convenient recessed laundry area with the option to relocate downstairs if desired. Upstairs, the bedroom provides a unique retreat with a cozy sitting area and additional storage space. Step outside to enjoy a fenced backyard designed for relaxing or entertaining, complete with a back patio ideal for gatherings. A detached one car garage adds extra convenience, making this property a wonderful place to call home.

3. 2026-04-24
   status Pending 718-char remark

   Show marketing remark (718 chars)

   Tucked away on a quiet dead end street within the city limits of Shelby, this inviting home offers the perfect blend of comfort, updates, and everyday functionality. Thoughtfully updated in 2021, including a newer roof and appliances. The spacious kitchen is both beautiful and practical, featuring a convenient recessed laundry area with the option to relocate downstairs if desired. Upstairs, the bedroom provides a unique retreat with a cozy sitting area and additional storage space. Step outside to enjoy a fenced backyard designed for relaxing or entertaining, complete with a back patio ideal for gatherings. A detached one car garage adds extra convenience, making this property a wonderful place to call home.

4. 2026-04-20
   listed $145,000 Active 718-char remark

   Show marketing remark (718 chars)

   Tucked away on a quiet dead end street within the city limits of Shelby, this inviting home offers the perfect blend of comfort, updates, and everyday functionality. Thoughtfully updated in 2021, including a newer roof and appliances. The spacious kitchen is both beautiful and practical, featuring a convenient recessed laundry area with the option to relocate downstairs if desired. Upstairs, the bedroom provides a unique retreat with a cozy sitting area and additional storage space. Step outside to enjoy a fenced backyard designed for relaxing or entertaining, complete with a back patio ideal for gatherings. A detached one car garage adds extra convenience, making this property a wonderful place to call home.

5. 2026-04-20
   listed $145,000 Active 718-char remark

   Show marketing remark (718 chars)

   Tucked away on a quiet dead end street within the city limits of Shelby, this inviting home offers the perfect blend of comfort, updates, and everyday functionality. Thoughtfully updated in 2021, including a newer roof and appliances. The spacious kitchen is both beautiful and practical, featuring a convenient recessed laundry area with the option to relocate downstairs if desired. Upstairs, the bedroom provides a unique retreat with a cozy sitting area and additional storage space. Step outside to enjoy a fenced backyard designed for relaxing or entertaining, complete with a back patio ideal for gatherings. A detached one car garage adds extra convenience, making this property a wonderful place to call home.

6. 2026-04-20
   listed $145,000 Active

   Show marketing remark (718 chars)

   Tucked away on a quiet dead end street within the city limits of Shelby, this inviting home offers the perfect blend of comfort, updates, and everyday functionality. Thoughtfully updated in 2021, including a newer roof and appliances. The spacious kitchen is both beautiful and practical, featuring a convenient recessed laundry area with the option to relocate downstairs if desired. Upstairs, the bedroom provides a unique retreat with a cozy sitting area and additional storage space. Step outside to enjoy a fenced backyard designed for relaxing or entertaining, complete with a back patio ideal for gatherings. A detached one car garage adds extra convenience, making this property a wonderful place to call home.

7. 2022-10-25
   soldstatus $121,500
8. 2022-10-24
   soldstatus $121,500
9. 2022-09-20
   listed $115,000
10. 2011-08-04
    soldstatus $58,500
11. 2003-04-08
    soldstatus $70,500

ⓘ 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: $1,466 · $122/mo
• Projected year-2 tax: $1,864 · $155/mo
• Expected delta: +$398/yr (+$33/mo · 27.1%)

ⓘ 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 · 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: $14,723
• − Mortgage interest: −$8,122
• − Property taxes: −$1,466
• − Insurance: −$725
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$4,218
• Taxable loss: −$2,164
• Est. tax savings @ 24.0%: +$519
• After-tax cash flow: $835/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: Shelby City
• NCES district ID: 3910009
• Math proficiency: 62% ▼ -12.00%
• Reading proficiency: 62% ▼ -8.00%
• Median HH income: $44,197
• Composite: 52.19/100
• National rank: #1609
• State rank: #269 of 656 in OH

Livability — Shelby

• Score: 74/100
• State rank: #301
• US rank: #4837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shelby, OH
• County: Richland County · 43,943 people
• City population: 14,144
• Metro: Mansfield, OH
• Population (ZIP): 14,144
• Household income: $61,276
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 284.0

Population outlook (Richland County) Hauer SSP2

• Today (2025): 115,577 people
• By 2030: 111,669 · -3.4%
• By 2040: 103,323 · -10.6%
• By 2050: 95,135 · -17.7%
• By 2075: 76,719 · -33.6%
• By 2100: 57,188 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2% Asian 1%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Richland

• 2024 margin: Solid R (+42.3) · D 28.4% · R 70.8%
• 2008→2024 swing: -28.8pp toward R · 2008: -13.6pp · 2024: -42.3pp
• All cycles: 2024: R+42.3 2020: R+39.7 2016: R+37.5 2012: R+20.1 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.08%
• Current HPI: 220.0577
• Rent YoY: —
• Metro: Mansfield, 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

+105.7% since first listed

11 events — show timeline

• 2026-04-24 Pending — MLSNOW
• 2026-04-24 Pending — CBRMLS
• 2026-04-24 Pending — MARMLS
• 2026-04-20 Listed $145,000 MARMLS
• 2026-04-20 Listed $145,000 CBRMLS
• 2026-04-20 Listed $145,000 MLSNOW
• 2022-10-25 Sold (Public Records) $121,500 Public Records
• 2022-10-24 Sold (MLS) $121,500 MARMLS
• 2022-09-20 Listed $115,000 MARMLS
• 2011-08-04 Sold (Public Records) $58,500 Public Records
• 2003-04-08 Sold (Public Records) $70,500 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,466 · -2.5% YoY. Source: county tax records.