319 Locust St · Findlay, OH 45840

$106,667

3 bd · 1.5 ba · 1,189 sqft · SingleFamily public records · 31 Days on market

Built 1890 6,800 sqft lot $90/sqft · 44% below area Est $191k · 44% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3 bed, 1.5 bath home conveniently located within minutes of downtown, schools, grocery, medical office, etc. plus easy access to I-75. Featuring a more traditional layout with oversized living room, separate dining room & spacious kitchen offering plenty of cabinetry space. Primary bedroom on the main floor with private half bath with 2 additional bedrooms upstairs. Lovely backyard set up with patio, deck & fence plus a LARGE detached garage offering tons of parking & storage space.

Key facts

• Private half bath
• Separate dining room
• Spacious kitchen

Tags

• OVERSIZED LIVING ROOM
• SEPARATE DINING ROOM
• SPACIOUS KITCHEN
• PLENTY OF CABINETRY
• PRIVATE HALF BATH
• FENCED BACKYARD

Property features AI

Exterior

• Parking: Detached garage with alley access; 4 garage spaces; Driveway
• Utilities: Electricity connected (circuit breakers); Natural gas connected; Public water; Public sewer
• Home design: Single-family residence (house); Two levels; No attached units / no common walls; Shingle roof; Vinyl siding; Crawl space foundation; Facing information not provided
• Construction: Vinyl siding construction; Crawl space foundation; Shingle roof; Year built source: public records
• Exterior features: Private yard; Deck; Covered porch; Rear patio; Privacy fencing

Interior

• Kitchen: Kitchen on main level (22 x 12) with wood floors
• Bedrooms: Primary bedroom on the main level (12 x 12) carpeted; Bedroom 2 on the upper level (13 x 8) carpeted; Bedroom 3 on the upper level (12 x 13) carpeted
• Flooring: Wood flooring in living areas and kitchen; Carpet in bedrooms; Vinyl flooring
• Bathrooms: One full bathroom; One half bathroom (total 1.5 baths)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Ceiling fans in multiple rooms; Primary bathroom; Accessible utilities/laundry
• Laundry & utility: Main-level laundry / accessible utilities

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $586 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $107k).
• Recommended offer: $103k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 5.0% in Findlay — 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 81/100 on livability (#98 in OH, #1,496 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: employment D+, commute F.
• Findlay City (town): math 56% / reading 56% proficiency, ranked #357 of 656 in OH (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Whittier Primary School (math 44% / reading 54%, grade D, #906 of 1,584 statewide, top 59%, 385 students, 47% FRL); Donnell Middle School (math 57% / reading 54%, grade B-, #321 of 654 statewide, top 51%, 523 students, 41% FRL); Findlay High School (math 51% / reading 60%, grade C, #296 of 781 statewide, top 39%, 1,915 students, 31% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: Rents rising fast (+5.7%/yr); 219 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 257 units permitted in Hancock County in 2024 (150 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $737 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 5.7% rent growth), your $30k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $103,466 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1890 — 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: 1.59% ✓
• Cap rate: 12.88%
• Cash-on-cash: 23.54%
• DSCR: 2.05
• GRM: 5.2

CMA / ARV

• ARV (median comp): $191,083
• List price: $106,667
• Delta: -44.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
860 Hurd Ave	0.21mi	3/1.0	1,123 (-6%)	2mo	$164,500	$146	77
609 Lima Ave	0.23mi	4/2.0 (+1)	1,176 (-1%)	10mo	$112,000	$95	72
420 1st St	0.54mi	3/1.5	1,194 (+0%)	5mo	$199,900	$167	70
525 3rd St	0.65mi	3/1.0	1,197 (+1%)	1mo	$187,000	$156	66
424 3rd St	0.56mi	3/1.5	1,166 (-2%)	7mo	$195,000	$167	65
1304 Douglas Pkwy	0.31mi	2/1.0 (-1)	1,092 (-8%)	3mo	$155,000	$142	62
320 W Lima St	0.35mi	3/2.0	1,310 (+10%)	5mo	$164,900	$126	61
1215 S Blanchard St	0.74mi	3/1.0	1,152 (-3%)	1mo	$172,000	$149	57
423 1st St	0.53mi	3/1.5	1,063 (-11%)	2mo	$205,000	$193	56
1634 Parkway Dr	0.60mi	2/1.0 (-1)	1,258 (+6%)	9mo	$217,500	$173	48
532 3rd St St	0.65mi	3/2.0	1,052 (-12%)	10mo	$185,000	$176	40
1705 S Main St	0.65mi	4/2.0 (+1)	1,344 (+13%)	5mo	$220,000	$164	37

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 · 5.68% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 1.83×
• Total profit: $24,778
• Equity at exit: $15,904

10-year hold

• IRR: 29.8%
• Equity multiple: 4.02×
• Total profit: $90,193
• Equity at exit: $9,223

Cash invested: $29,867 (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 45840

• Rents YoY: 5.7%
• Active inventory: 219
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,700 medium
• Mortgage (P&I): −$559
• Tax from tax record: −$154 /mo · $1,844/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $586

Break-even live

Break-even rent $959

Max offer price $106,667

Occupancy floor 61%

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: $26,667
• Closing costs: $3,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 South St Findlay, OH	3.0	1.0	1351	$1,700	$1.26	43d	1	0.99mi

Listing history 20 events

1. 2026-04-28
   listed $106,667 Active 647-char remark
2. 2025-10-14
   price $175,000 509-char remark

   Show marketing remark (509 chars)

   Beautiful 3 bed, 1.5 bath home conveniently located within minutes of downtown, schools, grocery, medical office, etc. plus easy access to I-75. Featuring a more traditional layout with oversized living room, separate dining room & spacious kitchen offering plenty of cabinetry space. Primary bedroom on the main floor with private half bath with 2 additional bedrooms upstairs. Lovely backyard set up with patio, deck & fence plus a LARGE detached garage offering tons of parking & storage space.

3. 2024-09-23
   soldstatus $175,507
4. 2024-09-19
   soldstatus $175,000 Closed 509-char remark

   Show marketing remark (509 chars)

   Beautiful 3 bed, 1.5 bath home conveniently located within minutes of downtown, schools, grocery, medical office, etc. plus easy access to I-75. Featuring a more traditional layout with oversized living room, separate dining room & spacious kitchen offering plenty of cabinetry space. Primary bedroom on the main floor with private half bath with 2 additional bedrooms upstairs. Lovely backyard set up with patio, deck & fence plus a LARGE detached garage offering tons of parking & storage space.

5. 2024-09-18
   status Pending 509-char remark

   Show marketing remark (509 chars)

   Beautiful 3 bed, 1.5 bath home conveniently located within minutes of downtown, schools, grocery, medical office, etc. plus easy access to I-75. Featuring a more traditional layout with oversized living room, separate dining room & spacious kitchen offering plenty of cabinetry space. Primary bedroom on the main floor with private half bath with 2 additional bedrooms upstairs. Lovely backyard set up with patio, deck & fence plus a LARGE detached garage offering tons of parking & storage space.

6. 2024-08-23
   historical Contingent 509-char remark

   Show marketing remark (509 chars)

   Beautiful 3 bed, 1.5 bath home conveniently located within minutes of downtown, schools, grocery, medical office, etc. plus easy access to I-75. Featuring a more traditional layout with oversized living room, separate dining room & spacious kitchen offering plenty of cabinetry space. Primary bedroom on the main floor with private half bath with 2 additional bedrooms upstairs. Lovely backyard set up with patio, deck & fence plus a LARGE detached garage offering tons of parking & storage space.

7. 2024-07-27
   listed $179,900 Active 509-char remark

   Show marketing remark (509 chars)

   Beautiful 3 bed, 1.5 bath home conveniently located within minutes of downtown, schools, grocery, medical office, etc. plus easy access to I-75. Featuring a more traditional layout with oversized living room, separate dining room & spacious kitchen offering plenty of cabinetry space. Primary bedroom on the main floor with private half bath with 2 additional bedrooms upstairs. Lovely backyard set up with patio, deck & fence plus a LARGE detached garage offering tons of parking & storage space.

8. 2021-12-06
   soldstatus $140,000
9. 2021-11-30
   soldstatus $140,000 Closed

   Show marketing remark (600 chars)

   If you are looking for that reasonably priced home with a BIG garage .. here it is!! This well maintained home has been completely remodeled and updated! Move in ready!! South end home close to Main and just blocks from downtown Findlay and Donnell School. Large open living space w/ beautiful laminate floors. Master bedroom on the main, 3rd bedroom is a walkthrough. Large back yard is completely fenced! 4 car garage (2 car width) 24' x 36' that has lots of space for vehicle storage, work area or mancave! Definitely a must see! America's Preferred Home Warranty provided w/ acceptable offer.

10. 2021-11-29
    status Pending

    Show marketing remark (600 chars)

    If you are looking for that reasonably priced home with a BIG garage .. here it is!! This well maintained home has been completely remodeled and updated! Move in ready!! South end home close to Main and just blocks from downtown Findlay and Donnell School. Large open living space w/ beautiful laminate floors. Master bedroom on the main, 3rd bedroom is a walkthrough. Large back yard is completely fenced! 4 car garage (2 car width) 24' x 36' that has lots of space for vehicle storage, work area or mancave! Definitely a must see! America's Preferred Home Warranty provided w/ acceptable offer.

11. 2021-11-28
    price $140,000

    Show marketing remark (600 chars)

    If you are looking for that reasonably priced home with a BIG garage .. here it is!! This well maintained home has been completely remodeled and updated! Move in ready!! South end home close to Main and just blocks from downtown Findlay and Donnell School. Large open living space w/ beautiful laminate floors. Master bedroom on the main, 3rd bedroom is a walkthrough. Large back yard is completely fenced! 4 car garage (2 car width) 24' x 36' that has lots of space for vehicle storage, work area or mancave! Definitely a must see! America's Preferred Home Warranty provided w/ acceptable offer.

12. 2021-10-29
    historical Contingent

    Show marketing remark (600 chars)

    If you are looking for that reasonably priced home with a BIG garage .. here it is!! This well maintained home has been completely remodeled and updated! Move in ready!! South end home close to Main and just blocks from downtown Findlay and Donnell School. Large open living space w/ beautiful laminate floors. Master bedroom on the main, 3rd bedroom is a walkthrough. Large back yard is completely fenced! 4 car garage (2 car width) 24' x 36' that has lots of space for vehicle storage, work area or mancave! Definitely a must see! America's Preferred Home Warranty provided w/ acceptable offer.

13. 2021-10-26
    listed $136,000 Active

    Show marketing remark (600 chars)

    If you are looking for that reasonably priced home with a BIG garage .. here it is!! This well maintained home has been completely remodeled and updated! Move in ready!! South end home close to Main and just blocks from downtown Findlay and Donnell School. Large open living space w/ beautiful laminate floors. Master bedroom on the main, 3rd bedroom is a walkthrough. Large back yard is completely fenced! 4 car garage (2 car width) 24' x 36' that has lots of space for vehicle storage, work area or mancave! Definitely a must see! America's Preferred Home Warranty provided w/ acceptable offer.

14. 2011-02-14
    soldstatus $82,000
15. 2011-02-11
    soldstatus $82,000
16. 2011-02-11
    soldstatus $82,000
17. 2010-10-11
    listed $82,000
18. 2010-10-11
    listed $84,900
19. 1997-11-24
    soldstatus $77,000
20. 1992-06-01
    soldstatus $44,900

ⓘ 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: $1,844 · $154/mo
• Projected year-2 tax: $1,844 · $154/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $20,405
• − Mortgage interest: −$5,975
• − Property taxes: −$1,844
• − Insurance: −$533
• − Repairs & maintenance: −$1,632
• − Management: −$1,632
• − Depreciation: −$3,103
• Taxable income: $5,686
• Est. tax owed @ 24.0%: −$1,365
• After-tax cash flow: $5,666/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: Findlay City
• NCES district ID: 3910000
• Math proficiency: 56% ▼ -11.00%
• Reading proficiency: 56% ▼ -9.00%
• Median HH income: $45,261
• Composite: 47.31/100
• National rank: #2300
• State rank: #357 of 656 in OH

Livability — Findlay

• Score: 81/100
• State rank: #98
• US rank: #1496

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Findlay, OH
• County: Hancock County · 54,559 people
• City population: 54,559
• Metro: Findlay, OH
• Population (ZIP): 54,559
• Household income: $68,083
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 1540.0

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 6% Two or more races 5% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1% Arabic 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: ▼ -250.43%
• Current HPI: 194.9132
• Rent YoY: ▲ 5.68%
• Metro: Findlay, 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

+137.6% since first listed

21 events — show timeline

• 2026-05-29 Pending — NORIS
• 2026-04-28 Listed $106,667 NORIS
• 2025-10-14 Price Changed $175,000 NORIS
• 2024-09-23 Sold (Public Records) $175,507 Public Records
• 2024-09-19 Sold (MLS) $175,000 NORIS
• 2024-09-18 Pending — NORIS
• 2024-08-23 Contingent — NORIS
• 2024-07-27 Listed $179,900 NORIS
• 2021-12-06 Sold (Public Records) $140,000 Public Records
• 2021-11-30 Sold (MLS) $140,000 NORIS
• 2021-11-29 Pending — NORIS
• 2021-11-28 Price Changed $140,000 NORIS
• 2021-10-29 Contingent — NORIS
• 2021-10-26 Listed $136,000 NORIS
• 2011-02-14 Sold (Public Records) $82,000 Public Records
• 2011-02-11 Sold (MLS) $82,000 NORIS
• 2011-02-11 Sold (MLS) $82,000 NORIS
• 2010-10-11 Listed $84,900 NORIS
• 2010-10-11 Listed $82,000 NORIS
• 1997-11-24 Sold (Public Records) $77,000 Public Records
• 1992-06-01 Sold (Public Records) $44,900 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,844 · +9.7% YoY. Source: county tax records.