219 Center St · Sandusky, OH 44870

$101,900

3 bd · 2.0 ba · 1,376 sqft · MultiFamily public records · 46 Days on market

Built 1906 3,232 sqft lot $74/sqft · 23% below area Est $132k · 23% under

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Why this score? — see what drove the B+ 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
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

219 Center Street duplex in Sandusky just listed with covered front porch, 2 car detached garage, aluminum sided, big basement with glass block windows. Upper unit is tenant occupied and is really nice with 1 bedroom, full bathroom, living room and kitchen. Lower unit is vacant with 2 bedrooms, full bathroom, living and dining rooms. Attention all investors buy this property at 219 Center Street mls#20261562 OR as a PACKAGED DEAL along with the sellers other 4 properties that are for sale at 1022 Pearl Street mls#20261561, 434 Camp Street mls#20261560, 1713 W. Monroe Street mls#20261563, 817 Fulton Street mls#20261565.Property is located close to downtown Sandusky with all the beautiful cit

Key facts

• Covered front porch
• Tenant occupied
• Glass block windows

Tags

• COVERED FRONT PORCH
• BIG BASEMENT
• GLASS BLOCK WINDOWS
• TENANT OCCUPIED
• VACANT
• CLOSE TO DOWNTOWN

Property features AI

Finance

• Other: Lot dimensions approximately 33 x 98 (0.0742 acres); Located on Center Street (one-way between Decatur St and Hayes Ave); nearest cross streets Decatur or Hayes

Exterior

• Parking: Detached off-street garage; Approximately 1.5 garage spaces
• Utilities: Public water; Public sewer; 100 Amp electric service with circuit breakers
• Home design: Duplex (residential income property); Zoned for two-family dwelling (520)
• Construction: Aluminum siding
• Exterior features: Asphalt roof

Interior

• Heating & cooling: Natural gas forced-air heating
• Interior features: Insulated windows; Full basement
• Laundry & utility: Laundry located in the basement

🏷️ Possibly a rental listed for sale. The $101,900 price doesn't fit this home's estimated sale value (~$131,902) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1×1bd/1ba + 1×2bd/1ba units multifamily listed at $102k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $773/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $102k).
• Recommended offer: $99k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.5% vs local median 5.4% in Sandusky — 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 83/100 on livability (#63 in OH, #929 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D-, employment F.
• Sandusky City (town): math 24% / reading 37% proficiency, ranked #583 of 656 in OH (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 209 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 128 units permitted in Erie County in 2024 (5 in 5+ unit buildings).
• At $2,785/mo this rent would consume 54% of the median local household income ($62k/yr) (locally 1602% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $705 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $36k; list at $102k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,843 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.73% ✓
• Cap rate: 24.49%
• Cash-on-cash: 65.00%
• DSCR: 3.89
• GRM: 3.0

CMA / ARV

• ARV (median comp): $131,902
• List price: $101,900
• Delta: -22.75%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 64.2%
• Equity multiple: 3.87×
• Total profit: $81,931
• Equity at exit: $15,194

10-year hold

• IRR: 68.6%
• Equity multiple: 7.94×
• Total profit: $198,137
• Equity at exit: $8,810

Cash invested: $28,532 (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: 209
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,785 medium
• Mortgage (P&I): −$534
• Tax from tax record: −$78 /mo · $934/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $1,545

Break-even live

Break-even rent $829

Max offer price $101,900

Occupancy floor 40%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,108
1× unit	2	1	$1,678
Total (2 units)			$2,785

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: $25,475
• Closing costs: $3,057
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
156 E Market St Sandusky, OH	1.0–2.0	1.0–2.5	1266	$3,539	$2.79	44d	5	0.51mi
1032 Perry St Sandusky, OH	4.0	2.5	1845	$850	$0.46	44d	1	0.56mi
1107 1st St Unit 1496057P Sandusky, OH	4.0	3.0	1151	$6,631	$5.76	44d	1	0.85mi
1515 W Perkins Ave Sandusky, OH	2.0	1.0	925	$925	$1.00	44d	1	1.26mi

Listing history 17 events

1. 2026-06-17
   status $101,900 Pending 46 DOM
2. 2026-06-17
   days on market $101,900 Active Under Contract 46 DOM
3. 2026-06-16
   days on market $101,900 Active Under Contract 45 DOM
4. 2026-06-15
   days on market $101,900 Active Under Contract 44 DOM
5. 2026-06-14
   days on market $101,900 Active Under Contract 42 DOM
6. 2026-06-12
   days on market $101,900 Active Under Contract 41 DOM
7. 2026-06-09
   days on market $101,900 Active Under Contract 38 DOM
8. 2026-06-08
   days on market $101,900 Active Under Contract 37 DOM
9. 2026-06-07
   days on market $101,900 Active Under Contract 36 DOM
10. 2026-06-03
    days on market $101,900 Active Under Contract 32 DOM
11. 2026-06-02
    days on market $101,900 Active Under Contract 31 DOM
12. 2026-06-01
    days on market $101,900 Active Under Contract 30 DOM
13. 2026-05-31
    days on market $101,900 Active Under Contract 29 DOM
14. 2026-05-30
    days on market $101,900 Active Under Contract 28 DOM
15. 2026-05-12
    historical Active Under Contract 961-char remark
16. 2026-05-01
    listed $101,900 Active 961-char remark
17. 1990-12-17
    soldstatus $36,000

ⓘ 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: $934 · $78/mo
• Projected year-2 tax: $1,262 · $105/mo
• Expected delta: +$328/yr (+$27/mo · 35.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°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: $33,420
• − Mortgage interest: −$5,708
• − Property taxes: −$934
• − Insurance: −$510
• − Repairs & maintenance: −$2,674
• − Management: −$2,674
• − Depreciation: −$2,964
• Taxable income: $17,957
• Est. tax owed @ 24.0%: −$4,310
• After-tax cash flow: $14,236/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: Sandusky City
• NCES district ID: 3904474
• Math proficiency: 24% ▼ -17.00%
• Reading proficiency: 37% ▼ -9.00%
• Median HH income: $34,583
• Composite: 25.1/100
• National rank: #7532
• State rank: #583 of 656 in OH

Livability — Sandusky

• Score: 83/100
• State rank: #63
• US rank: #929

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sandusky, OH
• County: Erie County · 39,883 people
• City population: 39,883
• 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

+183.1% since first listed

4 events — show timeline

• 2026-06-17 Pending — FAOR
• 2026-05-12 Contingent — FAOR
• 2026-05-01 Listed $101,900 FAOR
• 1990-12-17 Sold (Public Records) $36,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $934 · -1.0% YoY. Source: county tax records.