2568 Susan Ann Dr · Elida, OH 45804

$175,000

3 bd · 1.5 ba · 1,810 sqft · SingleFamily public records · 40 Days on market

Built 1967 0.36 ac lot Est $241k · 27% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.7/30.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2568 Susan Ann Dr. This is a 4 bedroom 2 bath ranch style home. It offers comfort and plenty of space. The large 4 bedrooms gives you so much space! Also has a large garage and large backyard. Bathroom remodel was completed in 2024. Call today to make your appointment! This is a great investment property!

Key facts

• 0.36 acre lot
• 2 garage spots
• Built 1967

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-51 ($-607/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (17.7% below list).
• Recommended offer: $144k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.1% in Elida — 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 (#297 in OH, #4,816 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Elida Local (rural): math 59% / reading 59% proficiency, ranked #311 of 656 in OH (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 79 active listings in the ZIP; lower-income renter base — watch delinquency; 88 units permitted in Allen County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Allen County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; list at $175k implies a 124% gain — meaningful room to come down on a strong offer.

Recommended offer $143,957 (17.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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?
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 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: 0.82% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.24%
• DSCR: 0.94
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $240,730
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2568 Susan Ann Dr	0.00mi	4/2.0 (+1)	1,810 (0%)	0mo	$150,000	$83	93
4901 Lobo St	0.54mi	3/2.0	1,814 (+0%)	3mo	$300,000	$165	70
4864 Pheasant St	0.48mi	3/2.0	1,702 (-6%)	2mo	$255,000	$150	63
4956 Pheasant St	0.58mi	3/2.0	1,886 (+4%)	2mo	$226,000	$120	63
4917 Pheasant St	0.55mi	3/2.0	1,750 (-3%)	6mo	$223,000	$127	62
2848 Hummingbird St	0.56mi	3/2.0	1,716 (-5%)	2mo	$205,000	$119	61
4910 Amaryllis St	0.61mi	3/2.0	1,746 (-4%)	3mo	$290,500	$166	61
2743 Hummingbird St	0.53mi	3/2.0	1,704 (-6%)	8mo	$275,000	$161	57
5031 Daisy Ln	0.66mi	3/1.5	1,672 (-8%)	4mo	$214,500	$128	54
5126 Pheasant St	0.75mi	3/2.0	1,950 (+8%)	3mo	$260,000	$133	48
4901 Hummingbird St	0.50mi	3/2.0	2,051 (+13%)	6mo	$237,000	$116	47
4862 Willow St	0.54mi	3/2.5	1,556 (-14%)	2mo	$225,000	$145	46

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: -18.3%
• Equity multiple: 0.36×
• Total profit: $-31,569
• Equity at exit: $26,093

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-31,602
• Equity at exit: $15,131

Cash invested: $49,000 (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 45804

• Active inventory: 79
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$197 /mo · $2,366/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-51

Break-even live

Break-even rent $1,504

Max offer price $166,068

Occupancy floor 99%

Sensitivity live

Price	-10% $49	-5% $-1	+0% $-51	+5% $-100	+10% $-150
Rent	-10% $-164	-5% $-107	+0% $-51	+5% $6	+10% $63
Rate	-1.0pp $38	-0.5pp $-6	base $-51	+0.5pp $-96	+1.0pp $-142

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-01-10
   status Pending
2. 2026-01-05
   price $175,000
3. 2025-12-29
   price $195,000
4. 2025-12-01
   listed $219,000 Active
5. 2025-11-21
   historical $219,000
6. 1994-08-19
   soldstatus $78,000

ⓘ 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: $2,366 · $197/mo
• Projected year-2 tax: $2,548 · $212/mo
• Expected delta: +$182/yr (+$15/mo · 7.7%)

ⓘ 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 ≥100°F today · 18 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: $17,275
• − Mortgage interest: −$9,803
• − Property taxes: −$2,366
• − Insurance: −$875
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$5,091
• Taxable loss: −$3,624
• Est. tax savings @ 24.0%: +$870
• After-tax cash flow: $263/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: Elida Local
• NCES district ID: 3904577
• Math proficiency: 59% ▼ -11.00%
• Reading proficiency: 59% ▼ -7.00%
• Median HH income: $46,632
• Composite: 49.93/100
• National rank: #1934
• State rank: #311 of 656 in OH

Livability — Elida

• Score: 74/100
• State rank: #297
• US rank: #4816

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allen · 98,169 people
• Metro: Lima, OH
• Population (ZIP): 14,197
• Household income: $42,594
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 8.1

Population outlook (Allen County) Hauer SSP2

• Today (2025): 100,321 people
• By 2030: 97,693 · -2.6%
• By 2040: 91,802 · -8.5%
• By 2050: 86,152 · -14.1%
• By 2075: 73,659 · -26.6%
• By 2100: 58,716 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 19% Two or more races 8% Hispanic / Latino 2%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+44.1) · D 27.5% · R 71.6%
• 2008→2024 swing: -23.4pp toward R · 2008: -20.7pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+39.5 2016: R+38.2 2012: R+25.7 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -124.39%
• Current HPI: 126.4189
• 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

+124.4% since first listed

6 events — show timeline

• 2026-01-10 Pending — WCARE
• 2026-01-05 Price Changed $175,000 WCARE
• 2025-12-29 Price Changed $195,000 WCARE
• 2025-12-01 Listed $219,000 WCARE
• 2025-11-21 Coming Soon $219,000 WCARE
• 1994-08-19 Sold (Public Records) $78,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,366 · -1.5% YoY. Source: county tax records.