225 4th Ave · Tiffin, OH 44883

$94,900

2 bd · 1.0 ba · 1,247 sqft · SingleFamily public records · 326 Days on market

Built 1900 0.33 ac lot $76/sqft · 33% below area Est $142k · 33% under ↓ 17% since listing

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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).

• Cash flow +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.5/10.0
• Schools +4.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE IMPROVEMENT! Home and 3 city lots ---Q53021180000000; Q53021123120000; Q53021180040000 ---Bring your vision --- 2/3 Bedroom opportunity --- Featuring a first-floor updated bath, spacious living room, kitchen/dining combo and a few extra rooms for storage, office or bring the laundry upstairs. Appliances included. Oversized shed for outside projects and additional storage space. Off street parking frontage across all three parcels and back-alley access to put up garage or expand more parking area. Your rehab project awaits! Selling as is.

Key facts

• Oversized shed
• New build
• Updated bath

Tags

• NEW BUILD
• UPDATED BATH
• KITCHEN DINING COMBO
• EXTRA ROOMS
• OVERSIZED SHED
• STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $90k (5.2% below list).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 3.7% in Tiffin — 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 (#88 in OH, #1,313 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime C-, employment D, commute F.
• Tiffin City (town): math 49% / reading 60% proficiency, ranked #393 of 656 in OH (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 65 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45 units permitted in Seneca County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($63k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Seneca 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 326 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $83,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 326 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.95% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.32%
• DSCR: 1.19
• GRM: 8.8

CMA / ARV

• ARV (median comp): $142,110
• List price: $94,900
• Delta: -33.22%
• 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
226 3rd Ave	0.05mi	3/2.0 (+1)	1,308 (+5%)	6mo	$200,000	$153	75
508 N Washington St	0.29mi	3/1.5 (+1)	1,173 (-6%)	7mo	$185,000	$158	64
65 Northview Dr	0.44mi	3/2.0 (+1)	1,232 (-1%)	6mo	$185,000	$150	64
165 Third Ave	0.10mi	2/2.0	1,092 (-12%)	9mo	$157,500	$144	64
263 3rd Ave	0.12mi	3/1.5 (+1)	1,092 (-12%)	7mo	$151,500	$139	60
59 Tomb St	0.50mi	2/1.0	1,352 (+8%)	10mo	$130,000	$96	55
41 Douglas St	0.45mi	2/1.0	1,112 (-11%)	10mo	$159,900	$144	53
116 Grand Ave	0.38mi	3/2.0 (+1)	1,413 (+13%)	0mo	$164,000	$116	51
200 Hudson St	0.59mi	2/1.5	1,120 (-10%)	5mo	$110,000	$98	50
311 Noble St St	0.45mi	3/2.0 (+1)	1,108 (-11%)	4mo	$170,000	$153	48
23 Minerva St	0.73mi	3/1.5 (+1)	1,172 (-6%)	4mo	$133,500	$114	45
263 Wall Street St	0.59mi	3/1.5 (+1)	1,120 (-10%)	4mo	$120,000	$107	45

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-9,291
• Equity at exit: $14,150

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-285
• Equity at exit: $8,205

Cash invested: $26,572 (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 44883

• Active inventory: 65
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$78 /mo · $933/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $96

Break-even live

Break-even rent $778

Max offer price $94,900

Occupancy floor 84%

Sensitivity live

Price	-10% $149	-5% $123	+0% $96	+5% $69	+10% $42
Rent	-10% $25	-5% $60	+0% $96	+5% $131	+10% $167
Rate	-1.0pp $144	-0.5pp $120	base $96	+0.5pp $71	+1.0pp $46

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Fairview Ave Tiffin, OH	2.0	1.0	900	$1,200	$1.33	8d	1	0.85mi
849 N Water St Tiffin, OH	2.0	1.5	786	$823	$1.05	24d	1	0.95mi
182 E Market St Tiffin, OH	1.0–2.0	1.0	687	$775	$1.13	44d	2	1.18mi
182 E Market St Unit 316 Tiffin, OH	2.0	1.0	750	$775	$1.03	24d	1	1.18mi

Listing history 29 events

1. 2026-06-19
   days on market $94,900 Active 326 DOM
2. 2026-06-18
   days on market $94,900 Active 325 DOM
3. 2026-06-17
   days on market $94,900 Active 324 DOM
4. 2026-06-16
   days on market $94,900 Active 323 DOM
5. 2026-06-15
   days on market $94,900 Active 322 DOM
6. 2026-06-14
   days on market $94,900 Active 320 DOM
7. 2026-06-12
   days on market $94,900 Active 319 DOM
8. 2026-06-09
   days on market $94,900 Active 316 DOM
9. 2026-06-08
   days on market $94,900 Active 315 DOM
10. 2026-06-07
    days on market $94,900 Active 314 DOM
11. 2026-06-03
    days on market $94,900 Active 310 DOM
12. 2026-06-02
    days on market $94,900 Active 309 DOM
13. 2026-06-01
    days on market $94,900 Active 308 DOM
14. 2026-05-31
    days on market $94,900 Active 307 DOM
15. 2026-05-30
    days on market $94,900 Active 306 DOM
16. 2026-05-08
    price $94,900 549-char remark

    Show marketing remark (549 chars)

    PRICE IMPROVEMENT! Home and 3 city lots ---Q53021180000000; Q53021123120000; Q53021180040000 ---Bring your vision --- 2/3 Bedroom opportunity --- Featuring a first-floor updated bath, spacious living room, kitchen/dining combo and a few extra rooms for storage, office or bring the laundry upstairs. Appliances included. Oversized shed for outside projects and additional storage space. Off street parking frontage across all three parcels and back-alley access to put up garage or expand more parking area. Your rehab project awaits! Selling as is.

17. 2026-05-08
    price $94,900 549-char remark

    Show marketing remark (549 chars)

    PRICE IMPROVEMENT! Home and 3 city lots ---Q53021180000000; Q53021123120000; Q53021180040000 ---Bring your vision --- 2/3 Bedroom opportunity --- Featuring a first-floor updated bath, spacious living room, kitchen/dining combo and a few extra rooms for storage, office or bring the laundry upstairs. Appliances included. Oversized shed for outside projects and additional storage space. Off street parking frontage across all three parcels and back-alley access to put up garage or expand more parking area. Your rehab project awaits! Selling as is.

18. 2026-04-16
    status Active 549-char remark

    Show marketing remark (549 chars)

    PRICE IMPROVEMENT! Home and 3 city lots ---Q53021180000000; Q53021123120000; Q53021180040000 ---Bring your vision --- 2/3 Bedroom opportunity --- Featuring a first-floor updated bath, spacious living room, kitchen/dining combo and a few extra rooms for storage, office or bring the laundry upstairs. Appliances included. Oversized shed for outside projects and additional storage space. Off street parking frontage across all three parcels and back-alley access to put up garage or expand more parking area. Your rehab project awaits! Selling as is.

19. 2026-04-13
    status Active 549-char remark

    Show marketing remark (549 chars)

    PRICE IMPROVEMENT! Home and 3 city lots ---Q53021180000000; Q53021123120000; Q53021180040000 ---Bring your vision --- 2/3 Bedroom opportunity --- Featuring a first-floor updated bath, spacious living room, kitchen/dining combo and a few extra rooms for storage, office or bring the laundry upstairs. Appliances included. Oversized shed for outside projects and additional storage space. Off street parking frontage across all three parcels and back-alley access to put up garage or expand more parking area. Your rehab project awaits! Selling as is.

20. 2026-03-14
    historical Active Under Contract 549-char remark

    Show marketing remark (549 chars)

    PRICE IMPROVEMENT! Home and 3 city lots ---Q53021180000000; Q53021123120000; Q53021180040000 ---Bring your vision --- 2/3 Bedroom opportunity --- Featuring a first-floor updated bath, spacious living room, kitchen/dining combo and a few extra rooms for storage, office or bring the laundry upstairs. Appliances included. Oversized shed for outside projects and additional storage space. Off street parking frontage across all three parcels and back-alley access to put up garage or expand more parking area. Your rehab project awaits! Selling as is.

21. 2026-03-14
    historical Contingent 549-char remark

    Show marketing remark (549 chars)

    PRICE IMPROVEMENT! Home and 3 city lots ---Q53021180000000; Q53021123120000; Q53021180040000 ---Bring your vision --- 2/3 Bedroom opportunity --- Featuring a first-floor updated bath, spacious living room, kitchen/dining combo and a few extra rooms for storage, office or bring the laundry upstairs. Appliances included. Oversized shed for outside projects and additional storage space. Off street parking frontage across all three parcels and back-alley access to put up garage or expand more parking area. Your rehab project awaits! Selling as is.

22. 2025-11-14
    price $99,000 549-char remark

    Show marketing remark (549 chars)

    PRICE IMPROVEMENT! Home and 3 city lots ---Q53021180000000; Q53021123120000; Q53021180040000 ---Bring your vision --- 2/3 Bedroom opportunity --- Featuring a first-floor updated bath, spacious living room, kitchen/dining combo and a few extra rooms for storage, office or bring the laundry upstairs. Appliances included. Oversized shed for outside projects and additional storage space. Off street parking frontage across all three parcels and back-alley access to put up garage or expand more parking area. Your rehab project awaits! Selling as is.

23. 2025-11-14
    price $99,000 549-char remark

    Show marketing remark (549 chars)

    PRICE IMPROVEMENT! Home and 3 city lots ---Q53021180000000; Q53021123120000; Q53021180040000 ---Bring your vision --- 2/3 Bedroom opportunity --- Featuring a first-floor updated bath, spacious living room, kitchen/dining combo and a few extra rooms for storage, office or bring the laundry upstairs. Appliances included. Oversized shed for outside projects and additional storage space. Off street parking frontage across all three parcels and back-alley access to put up garage or expand more parking area. Your rehab project awaits! Selling as is.

24. 2025-10-15
    price $104,900 549-char remark

    Show marketing remark (549 chars)

    PRICE IMPROVEMENT! Home and 3 city lots ---Q53021180000000; Q53021123120000; Q53021180040000 ---Bring your vision --- 2/3 Bedroom opportunity --- Featuring a first-floor updated bath, spacious living room, kitchen/dining combo and a few extra rooms for storage, office or bring the laundry upstairs. Appliances included. Oversized shed for outside projects and additional storage space. Off street parking frontage across all three parcels and back-alley access to put up garage or expand more parking area. Your rehab project awaits! Selling as is.

25. 2025-10-14
    price $104,900 549-char remark

    Show marketing remark (549 chars)

    PRICE IMPROVEMENT! Home and 3 city lots ---Q53021180000000; Q53021123120000; Q53021180040000 ---Bring your vision --- 2/3 Bedroom opportunity --- Featuring a first-floor updated bath, spacious living room, kitchen/dining combo and a few extra rooms for storage, office or bring the laundry upstairs. Appliances included. Oversized shed for outside projects and additional storage space. Off street parking frontage across all three parcels and back-alley access to put up garage or expand more parking area. Your rehab project awaits! Selling as is.

26. 2025-08-15
    price $111,000 549-char remark

    Show marketing remark (549 chars)

    PRICE IMPROVEMENT! Home and 3 city lots ---Q53021180000000; Q53021123120000; Q53021180040000 ---Bring your vision --- 2/3 Bedroom opportunity --- Featuring a first-floor updated bath, spacious living room, kitchen/dining combo and a few extra rooms for storage, office or bring the laundry upstairs. Appliances included. Oversized shed for outside projects and additional storage space. Off street parking frontage across all three parcels and back-alley access to put up garage or expand more parking area. Your rehab project awaits! Selling as is.

27. 2025-08-15
    price $111,000 549-char remark

    Show marketing remark (549 chars)

    PRICE IMPROVEMENT! Home and 3 city lots ---Q53021180000000; Q53021123120000; Q53021180040000 ---Bring your vision --- 2/3 Bedroom opportunity --- Featuring a first-floor updated bath, spacious living room, kitchen/dining combo and a few extra rooms for storage, office or bring the laundry upstairs. Appliances included. Oversized shed for outside projects and additional storage space. Off street parking frontage across all three parcels and back-alley access to put up garage or expand more parking area. Your rehab project awaits! Selling as is.

28. 2025-07-28
    listed $115,000 Active 549-char remark

    Show marketing remark (549 chars)

    PRICE IMPROVEMENT! Home and 3 city lots ---Q53021180000000; Q53021123120000; Q53021180040000 ---Bring your vision --- 2/3 Bedroom opportunity --- Featuring a first-floor updated bath, spacious living room, kitchen/dining combo and a few extra rooms for storage, office or bring the laundry upstairs. Appliances included. Oversized shed for outside projects and additional storage space. Off street parking frontage across all three parcels and back-alley access to put up garage or expand more parking area. Your rehab project awaits! Selling as is.

29. 2025-07-28
    listed $115,000 Active 549-char remark

    Show marketing remark (549 chars)

    PRICE IMPROVEMENT! Home and 3 city lots ---Q53021180000000; Q53021123120000; Q53021180040000 ---Bring your vision --- 2/3 Bedroom opportunity --- Featuring a first-floor updated bath, spacious living room, kitchen/dining combo and a few extra rooms for storage, office or bring the laundry upstairs. Appliances included. Oversized shed for outside projects and additional storage space. Off street parking frontage across all three parcels and back-alley access to put up garage or expand more parking area. Your rehab project awaits! Selling as is.

ⓘ 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: $933 · $78/mo
• Projected year-2 tax: $1,207 · $101/mo
• Expected delta: +$274/yr (+$23/mo · 29.3%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,796
• − Mortgage interest: −$5,316
• − Property taxes: −$933
• − Insurance: −$474
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$2,761
• Taxable loss: −$416
• Est. tax savings @ 24.0%: +$100
• After-tax cash flow: $1,249/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: Tiffin City
• NCES district ID: 3904489
• Math proficiency: 49% ▼ -17.00%
• Reading proficiency: 60% ▼ -7.00%
• Median HH income: $39,074
• Composite: 45.43/100
• National rank: #2621
• State rank: #393 of 656 in OH

Livability — Tiffin

• Score: 81/100
• State rank: #88
• US rank: #1313

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tiffin, OH
• County: Seneca County · 28,102 people
• City population: 28,102
• Metro: Tiffin, OH
• Population (ZIP): 28,102
• Household income: $62,692
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 772.0

Population outlook (Seneca County) Hauer SSP2

• Today (2025): 54,243 people
• By 2030: 52,947 · -2.4%
• By 2040: 49,842 · -8.1%
• By 2050: 46,689 · -13.9%
• By 2075: 39,889 · -26.5%
• By 2100: 32,155 · -40.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 3% Black 3%
• Common ancestry: Romanian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1%

Political lean MEDSL · Seneca

• 2024 margin: Solid R (+37.5) · D 30.7% · R 68.2% · Other 1.0%
• 2008→2024 swing: -34.8pp toward R · 2008: -2.7pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+34.2 2016: R+31.2 2012: R+8.4 2008: R+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -186.24%
• Current HPI: 215.4289
• Rent YoY: —
• Metro: Tiffin, 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

-17.5% since first listed

14 events — show timeline

• 2026-05-08 Price Changed $94,900 FAOR
• 2026-05-08 Price Changed $94,900 NORIS
• 2026-04-16 Relisted — NORIS
• 2026-04-13 Relisted — FAOR
• 2026-03-14 Contingent — FAOR
• 2026-03-14 Contingent — NORIS
• 2025-11-14 Price Changed $99,000 FAOR
• 2025-11-14 Price Changed $99,000 NORIS
• 2025-10-15 Price Changed $104,900 NORIS
• 2025-10-14 Price Changed $104,900 FAOR
• 2025-08-15 Price Changed $111,000 NORIS
• 2025-08-15 Price Changed $111,000 FAOR
• 2025-07-28 Listed $115,000 FAOR
• 2025-07-28 Listed $115,000 NORIS

Property tax history

+3.6%/yr

Latest (2025): $933 · +50.6% YoY. Source: county tax records.