386 W Finley St · Upper Sandusky, OH 43351

$75,000

1 bd · 1.0 ba · 704 sqft · SingleFamily public records · 157 Days on market

Built 1940 5,227 sqft lot $107/sqft · 33% below area Est $113k · 33% 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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• Appreciation +6.4/10.0
• 1% rule +5.5/10.0
• Schools +5.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 1 bedroom, 1 bath home is conveniently located near Union School. The home has an eat-in kitchen and a nice-sized living room. The washer and dryer are on the main floor. One car detached garage. Just needs your TLC.

Key facts

• Eat-in kitchen
• Detached garage
• 5,227 sq ft lot

Tags

• EAT-IN KITCHEN
• NICE-SIZED LIVING ROOM
• WASHER AND DRYER ON MAIN FLOOR
• DETACHED GARAGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($789 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.5% in Upper 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 75/100 on livability (#248 in OH, #3,965 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Upper Sandusky Exempted Village (town): math 60% / reading 64% proficiency, ranked #268 of 656 in OH (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 40 active listings in the ZIP; 20 units permitted in Wyandot County in 2024 (0 in 5+ unit buildings).
• This rent is only 13% of the median local income ($72k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $3k of equity ($519 loan paydown + $2k appreciation (2.9% local appreciation)).
• Wyandot County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $75k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 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 1940 — 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: 1.05% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.23%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $112,722
• List price: $75,000
• Delta: -33.46%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 W Hicks St	0.38mi	1/1.0	644 (-8%)	17mo	$111,500	$173	54
464 N 5th St	0.49mi	2/1.0 (+1)	624 (-11%)	24mo	$92,000	$147	34
323 E Church St	0.65mi	2/1.0 (+1)	800 (+14%)	18mo	$123,500	$154	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.74×
• Total profit: $15,439
• Equity at exit: $33,134

10-year hold

• IRR: 15.0%
• Equity multiple: 3.19×
• Total profit: $45,940
• Equity at exit: $50,610

Cash invested: $21,000 (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 43351

• Home prices YoY: 0.8%
• Active inventory: 40
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $789 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$90 /mo · $1,076/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $109

Break-even live

Break-even rent $651

Max offer price $75,000

Occupancy floor 81%

Sensitivity live

Price	-10% $152	-5% $130	+0% $109	+5% $88	+10% $67
Rent	-10% $47	-5% $78	+0% $109	+5% $140	+10% $171
Rate	-1.0pp $147	-0.5pp $128	base $109	+0.5pp $90	+1.0pp $70

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-21
   days on market $75,000 Active 157 DOM
2. 2026-06-18
   days on market $75,000 Active 155 DOM
3. 2026-06-17
   days on market $75,000 Active 154 DOM
4. 2026-06-16
   days on market $75,000 Active 153 DOM
5. 2026-06-15
   days on market $75,000 Active 152 DOM
6. 2026-06-13
   days on market $75,000 Active 150 DOM
7. 2026-06-12
   days on market $75,000 Active 149 DOM
8. 2026-06-09
   days on market $75,000 Active 146 DOM
9. 2026-06-08
   days on market $75,000 Active 145 DOM
10. 2026-06-08
    days on market $75,000 Active 144 DOM
11. 2026-06-04
    days on market $75,000 Active 140 DOM
12. 2026-06-02
    days on market $75,000 Active 139 DOM
13. 2026-06-01
    days on market $75,000 Active 138 DOM
14. 2026-05-31
    days on market $75,000 Active 137 DOM
15. 2026-04-08
    price $75,000 221-char remark

    Show marketing remark (221 chars)

    This 1 bedroom, 1 bath home is conveniently located near Union School. The home has an eat-in kitchen and a nice-sized living room. The washer and dryer are on the main floor. One car detached garage. Just needs your TLC.

16. 2026-01-14
    listed $80,000 Active 221-char remark

    Show marketing remark (221 chars)

    This 1 bedroom, 1 bath home is conveniently located near Union School. The home has an eat-in kitchen and a nice-sized living room. The washer and dryer are on the main floor. One car detached garage. Just needs your TLC.

17. 2026-01-12
    historical
18. 2025-05-29
    price $80,000
19. 2025-05-16
    status Active
20. 2025-04-22
    historical Contingent
21. 2025-01-09
    listed $85,000 Active
22. 2025-01-02
    historical
23. 2024-10-18
    listed $90,000 Active
24. 2024-09-16
    historical
25. 2024-07-16
    listed $90,000 Active
26. 2011-01-19
    historical
27. 2011-01-19
    historical
28. 2010-07-26
    listed $49,900
29. 2010-07-26
    listed $49,900
30. 2010-07-19
    historical
31. 2010-07-19
    historical
32. 2009-03-06
    listed $68,000
33. 2009-03-06
    listed $68,000
34. 2005-02-18
    soldstatus $40,500

ⓘ 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: $1,076 · $90/mo
• Projected year-2 tax: $1,123 · $94/mo
• Expected delta: +$47/yr (+$4/mo · 4.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major 69% 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: $9,469
• − Mortgage interest: −$4,201
• − Property taxes: −$1,076
• − Insurance: −$375
• − Repairs & maintenance: −$757
• − Management: −$757
• − Depreciation: −$2,182
• Taxable income: $119
• Est. tax owed @ 24.0%: −$29
• After-tax cash flow: $1,281/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: Upper Sandusky Exempted Village
• NCES district ID: 3910024
• Math proficiency: 60% ▼ -7.00%
• Reading proficiency: 64% ▼ -7.00%
• Median HH income: $44,745
• Composite: 52.22/100
• National rank: #1603
• State rank: #268 of 656 in OH

Livability — Upper Sandusky

• Score: 75/100
• State rank: #248
• US rank: #3965

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Upper Sandusky, OH
• County: Wyandot · 23,050 people
• Population (ZIP): 10,568
• Household income: $71,748
• Rent vs Own: 28.2% rent · 71.8% own
• Severe rent burden: 3.6

Population outlook (Wyandot County) Hauer SSP2

• Today (2025): 21,485 people
• By 2030: 20,883 · -2.8%
• By 2040: 19,425 · -9.6%
• By 2050: 17,815 · -17.1%
• By 2075: 14,208 · -33.9%
• By 2100: 10,744 · -50.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Serbian 5% Slovak 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Wyandot

• 2024 margin: Solid R (+51.2) · D 24.0% · R 75.2%
• 2008→2024 swing: -34.7pp toward R · 2008: -16.5pp · 2024: -51.2pp
• All cycles: 2024: R+51.2 2020: R+50.3 2016: R+46.8 2012: R+20.4 2008: R+16.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.86%
• Current HPI: 343.75
• 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

+85.2% since first listed

20 events — show timeline

• 2026-04-08 Price Changed $75,000 NORIS
• 2026-01-14 Listed $80,000 NORIS
• 2026-01-12 Listing Removed — NORIS
• 2025-05-29 Price Changed $80,000 NORIS
• 2025-05-16 Relisted — NORIS
• 2025-04-22 Contingent — NORIS
• 2025-01-09 Listed $85,000 NORIS
• 2025-01-02 Listing Removed — NORIS
• 2024-10-18 Listed $90,000 NORIS
• 2024-09-16 Listing Removed — NORIS
• 2024-07-16 Listed $90,000 NORIS
• 2011-01-19 Listing Removed — NORIS
• 2011-01-19 Listing Removed — NORIS
• 2010-07-26 Listed $49,900 NORIS
• 2010-07-26 Listed $49,900 NORIS
• 2010-07-19 Listing Removed — NORIS
• 2010-07-19 Listing Removed — NORIS
• 2009-03-06 Listed $68,000 NORIS
• 2009-03-06 Listed $68,000 NORIS
• 2005-02-18 Sold (Public Records) $40,500 Public Records

Property tax history

+12.0%/yr

Latest (2025): $1,076 · +100.7% YoY. Source: county tax records.