360 E Front St · Pemberville, OH 43450

$149,900

3 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 30 Days on market

Built 1900 0.42 ac lot Est $205k · 27% 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 +14.4/30.0
• Schools +6.6/10.0
• DSCR +4.4/10.0
• Livability +4.3/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lots of "news" in this riverfront property. New roof. New half bath in basement. New flooring. New paint interior and exterior.Go fishing in your own back yard! Great riverfront lot.

Key facts

• Newer flooring
• Newer roof
• River views

Tags

• NEWER ROOF
• NEWER FLOORING
• RIVER VIEWS

Property features AI

Finance

• HOA & community: Community sidewalks

Exterior

• Parking: On-street parking; Parking pad
• Utilities: Public water; Sanitary sewer; Cable connected; Electric with circuit breakers
• Home design: Single-family house; Two levels; No shared/common walls; Entry faces the river side of town
• Construction: Built (year per public records); Other construction materials; Other foundation; Shingle roof
• Exterior features: Enclosed porch; River frontage; Paved city street frontage; Sidewalks

Interior

• Kitchen: Electric range; Gas range connection; Microwave; Refrigerator; Water heater (inside)
• Bedrooms: Bedroom on lower level (approx. 10 x 10); Three bedrooms on upper level (approx. 14 x 13; 11 x 10; 12 x 13); Main-level living space and kitchen
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom; Basement has plumbing stub for bath
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Open floorplan; Storage; Window treatments and screens; Living room with gas fireplace; 6 total rooms
• Laundry & utility: Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-26 ($-308/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (15.2% below list).
• Recommended offer: $127k (15.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 86/100 on livability (#40 in OH, #409 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Eastwood Local (rural): math 74% / reading 81% proficiency, ranked #69 of 656 in OH (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Eastwood Elementary School (math 82% / reading 83%, grade A+, #106 of 1,584 statewide, top 7%, 698 students, 26% FRL); Eastwood Middle School (math 65% / reading 76%, grade A, #131 of 654 statewide, top 21%, 345 students, 26% FRL); Eastwood I High School (math 77% / reading 87%, grade A, #23 of 781 statewide, top 3%, 412 students, 14% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: 19 active listings in the ZIP; solid renter incomes; 493 units permitted in Wood County in 2024 (48 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wood County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $118k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,093 (15.2% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 0.85% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $204,776
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Marshall Ave	0.39mi	3/2.0	1,161 (+2%)	8mo	$148,830	$128	71
150 Marshall Ave	0.35mi	3/2.0	1,092 (-4%)	6mo	$220,000	$201	69
314 Bierley Ave	0.32mi	3/1.0	1,056 (-8%)	9mo	$189,100	$179	63
220 Bierley Ave	0.25mi	3/2.0	1,298 (+14%)	16mo	$200,000	$154	51

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: -17.5%
• Equity multiple: 0.38×
• Total profit: $-25,912
• Equity at exit: $22,351

10-year hold

• IRR: -9.5%
• Equity multiple: 0.41×
• Total profit: $-24,609
• Equity at exit: $12,961

Cash invested: $41,972 (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 43450

• Home prices YoY: -21.4%
• Active inventory: 19
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,271 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$126 /mo · $1,508/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $-26

Break-even live

Break-even rent $1,303

Max offer price $145,359

Occupancy floor 97%

Sensitivity live

Price	-10% $59	-5% $17	+0% $-26	+5% $-68	+10% $-111
Rent	-10% $-126	-5% $-76	+0% $-26	+5% $24	+10% $75
Rate	-1.0pp $50	-0.5pp $12	base $-26	+0.5pp $-65	+1.0pp $-104

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-22
   days on market $149,900 Active 30 DOM
2. 2026-06-18
   days on market $149,900 Active 27 DOM
3. 2026-06-17
   days on market $149,900 Active 26 DOM
4. 2026-06-16
   days on market $149,900 Active 25 DOM
5. 2026-06-15
   days on market $149,900 Active 24 DOM
6. 2026-06-14
   days on market $149,900 Active 22 DOM
7. 2026-06-13
   days on market $149,900 Active 21 DOM
8. 2026-06-10
   days on market $149,900 Active 19 DOM
9. 2026-06-09
   days on market $149,900 Active 18 DOM
10. 2026-06-08
    days on market $149,900 Active 17 DOM
11. 2026-06-07
    days on market $149,900 Active 16 DOM
12. 2026-06-03
    days on market $149,900 Active 12 DOM
13. 2026-06-02
    days on market $149,900 Active 11 DOM
14. 2026-06-01
    days on market $149,900 Active 10 DOM
15. 2026-06-01
    status $149,900 Active 9 DOM
16. 2026-05-31
    days on market $149,900 Contingent 9 DOM
17. 2026-05-30
    days on market $149,900 Contingent 8 DOM
18. 2026-05-22
    listed $149,900 Active
19. 2025-10-14
    price $118,000 193-char remark

    Show marketing remark (193 chars)

    Lots of "news" in this riverfront property. New roof. New half bath in basement. New flooring. New paint interior and exterior.Go fishing in your own back yard! Great riverfront lot.

20. 2022-01-24
    soldstatus $118,000
21. 2022-01-18
    soldstatus $118,000 Closed 193-char remark

    Show marketing remark (193 chars)

    Lots of "news" in this riverfront property. New roof. New half bath in basement. New flooring. New paint interior and exterior.Go fishing in your own back yard! Great riverfront lot.

22. 2021-12-21
    historical Contingent 193-char remark

    Show marketing remark (193 chars)

    Lots of "news" in this riverfront property. New roof. New half bath in basement. New flooring. New paint interior and exterior.Go fishing in your own back yard! Great riverfront lot.

23. 2021-10-10
    price $119,900 193-char remark

    Show marketing remark (193 chars)

    Lots of "news" in this riverfront property. New roof. New half bath in basement. New flooring. New paint interior and exterior.Go fishing in your own back yard! Great riverfront lot.

24. 2021-09-24
    price $139,900 193-char remark

    Show marketing remark (193 chars)

    Lots of "news" in this riverfront property. New roof. New half bath in basement. New flooring. New paint interior and exterior.Go fishing in your own back yard! Great riverfront lot.

25. 2021-08-19
    listed $149,900 Active 193-char remark

    Show marketing remark (193 chars)

    Lots of "news" in this riverfront property. New roof. New half bath in basement. New flooring. New paint interior and exterior.Go fishing in your own back yard! Great riverfront lot.

26. 2020-12-01
    soldstatus $48,400 448-char remark

    Show marketing remark (448 chars)

    Invest in Pemberville! Minimum Bid Auction $25,000! Virtual Auction End Date: Tues., Oct. 27th at 6pm | Open House: Sunday, October 25th 12-3pm. This three bedroom home is located on the Portage River with gorgeous views. Home is currently rented for $625/month. Property has 3 bedrooms and 1,144± square feet. Bidding is now open and will go virtual Tuesday, October 27th at 6pm. Call for more information or questions about bidding online.

27. 2020-11-30
    soldstatus $48,400
28. 2020-11-23
    price $48,400 448-char remark

    Show marketing remark (448 chars)

    Invest in Pemberville! Minimum Bid Auction $25,000! Virtual Auction End Date: Tues., Oct. 27th at 6pm | Open House: Sunday, October 25th 12-3pm. This three bedroom home is located on the Portage River with gorgeous views. Home is currently rented for $625/month. Property has 3 bedrooms and 1,144± square feet. Bidding is now open and will go virtual Tuesday, October 27th at 6pm. Call for more information or questions about bidding online.

29. 2020-07-30
    listed $25,000 448-char remark

    Show marketing remark (448 chars)

    Invest in Pemberville! Minimum Bid Auction $25,000! Virtual Auction End Date: Tues., Oct. 27th at 6pm | Open House: Sunday, October 25th 12-3pm. This three bedroom home is located on the Portage River with gorgeous views. Home is currently rented for $625/month. Property has 3 bedrooms and 1,144± square feet. Bidding is now open and will go virtual Tuesday, October 27th at 6pm. Call for more information or questions about bidding online.

ⓘ 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: $1,508 · $126/mo
• Projected year-2 tax: $1,923 · $160/mo
• Expected delta: +$415/yr (+$35/mo · 27.5%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 78% 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: $15,251
• − Mortgage interest: −$8,397
• − Property taxes: −$1,508
• − Insurance: −$1,416
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − Depreciation: −$4,361
• Taxable loss: −$2,870
• Est. tax savings @ 24.0%: +$689
• After-tax cash flow: $380/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: Eastwood Local
• NCES district ID: 3905067
• Math proficiency: 74% ▼ -8.00%
• Reading proficiency: 81% ▼ -3.00%
• Median HH income: $58,995
• Composite: 66.42/100
• National rank: #420
• State rank: #69 of 656 in OH

Livability — Pemberville

• Score: 86/100
• State rank: #40
• US rank: #409

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pemberville, OH
• County: Wood · 127,168 people
• Metro: Toledo, OH
• Population (ZIP): 3,602
• Household income: $80,208
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 16.2

Population outlook (Wood County) Hauer SSP2

• Today (2025): 138,744 people
• By 2030: 143,189 · +3.2%
• By 2040: 150,896 · +8.8%
• By 2050: 158,589 · +14.3%
• By 2075: 182,166 · +31.3%
• By 2100: 196,533 · +41.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 7% Two or more races 5% Pacific Islander 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 4% Tagalog/Filipino 1% Other Asian/Pacific 1%

Political lean MEDSL · Wood

• 2024 margin: R (+10.2) · D 44.4% · R 54.6%
• 2008→2024 swing: -17.3pp toward R · 2008: 7.1pp · 2024: -10.2pp
• All cycles: 2024: R+10.2 2020: R+7.6 2016: R+8.5 2012: D+4.2 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.46%
• Current HPI: 203.416
• 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

+499.6% since first listed

12 events — show timeline

• 2026-05-22 Listed $149,900 NORIS
• 2025-10-14 Price Changed $118,000 NORIS
• 2022-01-24 Sold (Public Records) $118,000 Public Records
• 2022-01-18 Sold (MLS) $118,000 NORIS
• 2021-12-21 Contingent — NORIS
• 2021-10-10 Price Changed $119,900 NORIS
• 2021-09-24 Price Changed $139,900 NORIS
• 2021-08-19 Listed $149,900 NORIS
• 2020-12-01 Sold (MLS) $48,400 NORIS
• 2020-11-30 Sold (Public Records) $48,400 Public Records
• 2020-11-23 Price Changed $48,400 NORIS
• 2020-07-30 Listed $25,000 NORIS

Property tax history

+7.0%/yr

Latest (2025): $1,508 · -3.3% YoY. Source: county tax records.