406 Stryker St · Archbold, OH 43502

$135,000

3 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 5 Days on market

Built 1950 7,261 sqft lot Est $206k · 34% under

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Why this score? — see what drove the C- 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 +13.1/30.0
• Schools +6.6/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming and affordable 3-bedroom, 1-bath home located in the heart of Archbold! Full of character and curb appeal, this cozy home is the perfect opportunity for first-time buyers, those looking to downsize, or anyone seeking low-maintenance living. Inside, you'll find a comfortable layout with plenty of natural light and a warm, inviting feel throughout. The manageable yard offers space to relax, garden, or entertain, while the convenient location puts you close to schools, parks, shopping, and local amenities. Don't miss this chance to own an adorable home in a great community at an affordable price!

Key facts

• Close to parks
• Close to schools
• Manageable yard

Tags

• MANAGEABLE YARD
• CLOSE TO SCHOOLS
• CLOSE TO PARKS
• CLOSE TO SHOPPING
• LOCAL AMENITIES

Property features AI

Finance

• Other: Has basement

Exterior

• Parking: Attached garage; Garage with 1 space; Alley access; Concrete parking/driveway
• Utilities: Cable connected; Electricity connected; Public sewer; Public water; Internet connected
• Home design: Single family residence; One story / single-level; No common walls; Detached (not attached to other units)
• Construction: Block foundation; Block construction; Foam insulation; Vinyl siding
• Exterior features: Shingle roof

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator
• Bedrooms: Bedroom 2 (Main level); Bedroom 3 (Main level)
• Flooring: Carpet; Hardwood; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Natural gas heating; Radiant heating; Boiler; Window cooling units
• Interior features: Dual closets; Roll-in shower; Entrance foyer; Dining room; Living room
• Laundry & utility: Stacked washer/dryer; Accessible laundry/utilities; Laundry on main level; Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-5 ($-63/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (18.5% below list).
• Recommended offer: $110k (18.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#237 in OH, #3,767 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Archbold-Area Local (town): math 75% / reading 79% proficiency, ranked #77 of 656 in OH (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Archbold Elementary School (math 87% / reading 82%, grade A+, #68 of 1,584 statewide, top 6%, 431 students, 27% FRL); Archbold Middle School (math 74% / reading 78%, grade A, #74 of 654 statewide, top 12%, 392 students, 21% FRL); Archbold High School (math 57% / reading 77%, grade B, #137 of 781 statewide, top 19%, 333 students, 20% FRL) — zoned schools at 23% FRL track the district average.
• Market conditions: 13 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 24 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Fulton County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $89k; list at $135k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000 (18.5% 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. Built in 1950 — 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 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?
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: 0.81% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $205,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Degroff Ave	0.28mi	3/1.0	1,200 (-3%)	8mo	$202,500	$169	75
300 Degroff Ave	0.27mi	3/1.0	1,148 (-7%)	2mo	$190,000	$166	74
203 Degroff Ave	0.16mi	2/1.0 (-1)	1,218 (-2%)	16mo	$230,000	$189	71
408 Ditto St	0.43mi	2/1.0 (-1)	1,196 (-4%)	2mo	$195,000	$163	68
800 Walnut St	0.30mi	3/2.0	1,118 (-10%)	1mo	$227,000	$203	64
208 Vine St	0.46mi	3/1.5	1,152 (-7%)	1mo	$226,000	$196	64
217 Degroff Ave	0.26mi	2/1.0 (-1)	1,140 (-8%)	14mo	$167,000	$146	58
406 Park St	0.22mi	2/1.0 (-1)	1,392 (+12%)	8mo	$125,000	$90	58
301 S Defiance St	0.44mi	4/2.0 (+1)	1,316 (+6%)	13mo	$165,000	$125	49
211 E Williams St	0.53mi	3/1.0	1,170 (-6%)	20mo	$175,000	$150	49
411 Clover Ln	0.72mi	3/2.0	1,316 (+6%)	7mo	$225,000	$171	46
217 Linda Ct	0.73mi	3/2.0	1,267 (+2%)	18mo	$185,000	$146	43

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-22,227
• Equity at exit: $20,129

10-year hold

• IRR: -8.4%
• Equity multiple: 0.47×
• Total profit: $-19,862
• Equity at exit: $11,672

Cash invested: $37,800 (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 43502

• Home prices YoY: -20.6%
• Active inventory: 13
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$110 /mo · $1,320/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-5

Break-even live

Break-even rent $1,107

Max offer price $134,079

Occupancy floor 95%

Sensitivity live

Price	-10% $71	-5% $33	+0% $-5	+5% $-43	+10% $-82
Rent	-10% $-92	-5% $-49	+0% $-5	+5% $38	+10% $82
Rate	-1.0pp $63	-0.5pp $29	base $-5	+0.5pp $-40	+1.0pp $-76

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
709 E Lutz Rd Archbold, OH	2.0	1.0	950	$1,100	$1.16	25d	1	1.13mi

Listing history 8 events

1. 2026-06-22
   days on market $135,000 Active 5 DOM
2. 2026-06-21
   days on market $135,000 Active 4 DOM
3. 2026-06-21
   days on market $135,000 Active 3 DOM
4. 2026-06-17
   statusdays on market $135,000 Active 1 DOM
5. 2026-06-16
   days on market $135,000 Coming Soon 3 DOM
6. 2026-06-15
   days on market $135,000 Coming Soon 2 DOM
7. 2026-06-13
   remarks 630-char remark
8. 2026-06-13
   listed $135,000 Coming Soon 1 DOM

ⓘ 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: $1,320 · $110/mo
• Projected year-2 tax: $1,713 · $143/mo
• Expected delta: +$393/yr (+$33/mo · 29.8%)

ⓘ 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 ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$7,562
• − Property taxes: −$1,320
• − Insurance: −$675
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$3,927
• Taxable loss: −$2,396
• Est. tax savings @ 24.0%: +$575
• After-tax cash flow: $513/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: Archbold-Area Local
• NCES district ID: 3904704
• Math proficiency: 75% ▼ -10.00%
• Reading proficiency: 79% ▼ -1.00%
• Median HH income: $55,424
• Composite: 65.68/100
• National rank: #460
• State rank: #77 of 656 in OH

Livability — Archbold

• Score: 76/100
• State rank: #237
• US rank: #3767

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Archbold, OH
• County: Fulton · 33,657 people
• Metro: Toledo, OH
• Population (ZIP): 6,916
• Household income: $72,025
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 5.5

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 41,958 people
• By 2030: 41,130 · -2.0%
• By 2040: 38,760 · -7.6%
• By 2050: 36,040 · -14.1%
• By 2075: 30,793 · -26.6%
• By 2100: 25,429 · -39.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 12% Two or more races 5% Black 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 5%
• Common ancestry: Iranian 3% Lithuanian 3% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+42.4) · D 28.4% · R 70.8%
• 2008→2024 swing: -34.3pp toward R · 2008: -8.1pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+39.8 2016: R+36.0 2012: R+13.2 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.33%
• Current HPI: 213.6316
• 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

+193.5% since first listed

4 events — show timeline

• 2026-06-13 Coming Soon $135,000 NORIS
• 2002-07-31 Sold (Public Records) $89,000 Public Records
• 1995-06-30 Sold (Public Records) $60,000 Public Records
• 1993-07-20 Sold (Public Records) $46,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,320 · -2.0% YoY. Source: county tax records.