1120 Hamlin St · Fremont, OH 43420

$80,000

3 bd · 2.0 ba · 1,584 sqft · SingleFamily public records · 31 Days on market

Built 1923 5,663 sqft lot ↓ 22% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investment Opportunity. Handyman Special. Solid home needs TLC. Close to shopping and other amenities. CASH ONLY.

Key facts

• 5,663 sq ft lot
• 2 garage spots
• Built 1923

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 5.3% in Fremont — 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 (#283 in OH, #4,637 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Fremont City (town): math 35% / reading 44% proficiency, ranked #543 of 656 in OH (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 91 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 23 units permitted in Sandusky County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Sandusky County population projected at -17% 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 $22k 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 ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,600 (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 1923 — 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: 1.53% ✓
• Cap rate: 13.11%
• Cash-on-cash: 24.35%
• DSCR: 2.08
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $188,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
833 Franklin Ave	0.13mi	3/2.0	1,598 (+1%)	2mo	$179,900	$113	91
818 Franklin Ave	0.12mi	3/1.0	1,501 (-5%)	8mo	$151,600	$101	75
1041 North St	0.57mi	3/1.5	1,733 (+9%)	2mo	$162,500	$94	54
1111 Arlington St	0.67mi	3/2.0	1,492 (-6%)	6mo	$190,000	$127	54
1342 Mcpherson Blvd	0.73mi	3/1.5	1,540 (-3%)	7mo	$175,000	$114	53
1009 Napoleon St	0.34mi	3/1.0	1,350 (-15%)	4mo	$155,050	$115	52
140 N Jefferson St	0.48mi	3/1.0	1,458 (-8%)	11mo	$173,000	$119	51
118 S Wood St	0.55mi	3/1.5	1,469 (-7%)	14mo	$175,000	$119	49
613 Garrison St	0.62mi	3/2.0	1,700 (+7%)	14mo	$181,500	$107	47
108 S Granville Blvd	0.74mi	4/2.0 (+1)	1,444 (-9%)	2mo	$173,000	$120	44
1528 Birchard Ave	0.71mi	3/1.5	1,387 (-12%)	3mo	$207,000	$149	42
1420 White Ave	0.65mi	3/2.0	1,804 (+14%)	12mo	$251,000	$139	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.71×
• Total profit: $15,973
• Equity at exit: $11,928

10-year hold

• IRR: 26.1%
• Equity multiple: 3.28×
• Total profit: $51,150
• Equity at exit: $6,917

Cash invested: $22,400 (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 43420

• Home prices YoY: -32.4%
• Active inventory: 91
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$58 /mo · $698/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $454

Break-even live

Break-even rent $647

Max offer price $80,000

Occupancy floor 58%

Sensitivity live

Price	-10% $500	-5% $477	+0% $454	+5% $432	+10% $409
Rent	-10% $358	-5% $406	+0% $454	+5% $503	+10% $551
Rate	-1.0pp $495	-0.5pp $475	base $454	+0.5pp $434	+1.0pp $413

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Stilwell Ave Fremont, OH	3.0	2.0	1484	$1,250	$0.84	18d	1	0.20mi
1425 White Ave Fremont, OH	3.0	1.0	1142	$1,495	$1.31	44d	1	0.66mi
12 Webster St Fremont, OH	2.0	1.5	1115	$502	$0.45	3d	1	1.19mi

Listing history 6 events

1. 2026-04-20
   status Pending
2. 2026-03-19
   historical Active Under Contract
3. 2026-03-19
   listed $80,000 Active
4. 2014-04-25
   soldstatus $88,000
5. 2012-12-14
   soldstatus $85,800
6. 2002-02-28
   soldstatus $103,000

ⓘ 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: $698 · $58/mo
• Projected year-2 tax: $973 · $81/mo
• Expected delta: +$275/yr (+$23/mo · 39.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,666
• − Mortgage interest: −$4,481
• − Property taxes: −$698
• − Insurance: −$400
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$2,327
• Taxable income: $4,412
• Est. tax owed @ 24.0%: −$1,059
• After-tax cash flow: $4,394/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: Fremont City
• NCES district ID: 3904401
• Math proficiency: 35% ▼ -27.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $44,046
• Composite: 33.48/100
• National rank: #5449
• State rank: #543 of 656 in OH

Livability — Fremont

• Score: 74/100
• State rank: #283
• US rank: #4637

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fremont, OH
• County: Sandusky · 51,886 people
• City population: 29,400
• Population (ZIP): 29,400
• Household income: $62,802
• Rent vs Own: 29.2% rent · 70.8% own
• Severe rent burden: 10.4

Population outlook (Sandusky County) Hauer SSP2

• Today (2025): 57,409 people
• By 2030: 55,791 · -2.8%
• By 2040: 51,837 · -9.7%
• By 2050: 47,712 · -16.9%
• By 2075: 39,908 · -30.5%
• By 2100: 33,171 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 14% Two or more races 9% Black 5%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Sandusky

• 2024 margin: Solid R (+30.9) · D 34.1% · R 65.0%
• 2008→2024 swing: -35.5pp toward R · 2008: 4.6pp · 2024: -30.9pp
• All cycles: 2024: R+30.9 2020: R+27.6 2016: R+23.0 2012: D+1.9 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -90.51%
• Current HPI: 188.5274
• 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

-22.3% since first listed

6 events — show timeline

• 2026-04-20 Pending — FAOR
• 2026-03-19 Contingent — FAOR
• 2026-03-19 Listed $80,000 FAOR
• 2014-04-25 Sold (Public Records) $88,000 Public Records
• 2012-12-14 Sold (Public Records) $85,800 Public Records
• 2002-02-28 Sold (Public Records) $103,000 Public Records

Property tax history

-3.9%/yr

Latest (2024): $698 · -47.9% YoY. Source: county tax records.