105 N Tarr St · North Baltimore, OH 45872

$150,000

4 bd · 3.0 ba · 2,273 sqft · MultiFamily public records · 13 Days on market

Built 1900 9,600 sqft lot Est $127k · 19% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Income producing triplex located in North Baltimore Ohio. Owner pays gas, water and trash. Tenants pay electric. This property can be sold alone or as a package portfolio with multiple properties. Listing agent can offer more details. Owner is a licensed realtor in the state of Ohio.

Key facts

• 9,600 sq ft lot
• 8 parking spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/3.0-bath units multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $625/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $150k).
• Cap rate 21.3% vs local median 5.9% in North Baltimore — 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 78/100 on livability (#159 in OH, #2,395 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• North Baltimore Local (town): math 45% / reading 58% proficiency, ranked #424 of 656 in OH (top 65%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 32 active listings in the ZIP; 493 units permitted in Wood County in 2024 (48 in 5+ unit buildings).
• At $3,633/mo this rent would consume 70% of the median local household income ($62k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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 $68k; list at $150k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $150,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.42% ✓
• Cap rate: 21.30%
• Cash-on-cash: 53.60%
• DSCR: 3.39
• GRM: 3.4

CMA / ARV

• ARV (median comp): $126,540
• List price: $150,000
• Delta: 18.54%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 51.7%
• Equity multiple: 3.27×
• Total profit: $95,216
• Equity at exit: $22,365

10-year hold

• IRR: 57.0%
• Equity multiple: 6.64×
• Total profit: $236,896
• Equity at exit: $12,969

Cash invested: $42,000 (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 45872

• Home prices YoY: -11.5%
• Active inventory: 32
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $3,633 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$145 /mo · $1,737/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$763
• Net cashflow: $1,876

Break-even live

Break-even rent $1,258

Max offer price $150,000

Occupancy floor 43%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	4	3	$3,633
Total (3 units)			$3,633

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-07
   listed $150,000 Active 284-char remark

   Show marketing remark (284 chars)

   Income producing triplex located in North Baltimore Ohio. Owner pays gas, water and trash. Tenants pay electric. This property can be sold alone or as a package portfolio with multiple properties. Listing agent can offer more details. Owner is a licensed realtor in the state of Ohio.

2. 2016-11-03
   soldstatus $67,500 614-char remark

   Show marketing remark (614 chars)

   ERA GEYER NOAKES REALTY GROUP Investment property priced to sell quickly! Looking for a new owner. Victorian style triplex includes four lots with ample off street parking close to downtown area. Features include freshly painted wrap around porch, second story balcony, rear deck, stamped patio, mostly original wood trim, original staircase, transom windows, new boiler 2008, vinyl siding 2006 and shed stays. 2 bedroom upper unit plus 2 lower one bedroom units. Move in ready. Live in one and rent the other two! Business Zoning. Contact Listing agent Leisa Zeigler 419.350.1406 for showing and all details.

3. 2016-09-30
   listed $67,500 614-char remark

   Show marketing remark (614 chars)

   ERA GEYER NOAKES REALTY GROUP Investment property priced to sell quickly! Looking for a new owner. Victorian style triplex includes four lots with ample off street parking close to downtown area. Features include freshly painted wrap around porch, second story balcony, rear deck, stamped patio, mostly original wood trim, original staircase, transom windows, new boiler 2008, vinyl siding 2006 and shed stays. 2 bedroom upper unit plus 2 lower one bedroom units. Move in ready. Live in one and rent the other two! Business Zoning. Contact Listing agent Leisa Zeigler 419.350.1406 for showing and all details.

4. 2011-05-13
   historical
5. 2010-08-16
   listed $105,000

ⓘ 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: $1,737 · $145/mo
• Projected year-2 tax: $2,039 · $170/mo
• Expected delta: +$301/yr (+$25/mo · 17.3%)

ⓘ 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: $43,596
• − Mortgage interest: −$8,402
• − Property taxes: −$1,737
• − Insurance: −$750
• − Repairs & maintenance: −$3,488
• − Management: −$3,488
• − Depreciation: −$4,364
• Taxable income: $21,367
• Est. tax owed @ 24.0%: −$5,128
• After-tax cash flow: $17,386/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: North Baltimore Local
• NCES district ID: 3905070
• Math proficiency: 45% ▼ -21.00%
• Reading proficiency: 58% ▼ -12.00%
• Median HH income: $47,242
• Composite: 43.72/100
• National rank: #2951
• State rank: #424 of 656 in OH

Livability — North Baltimore

• Score: 78/100
• State rank: #159
• US rank: #2395

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Baltimore, OH
• County: Wood · 127,168 people
• City population: 4,572
• Metro: Toledo, OH
• Population (ZIP): 4,572
• Household income: $62,380
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 3.8

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 (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2% Black 2%
• Common ancestry: Iranian 4% Romanian 2% Slovak 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -29.19%
• Current HPI: 225.1072
• 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

+42.9% since first listed

5 events — show timeline

• 2026-05-07 Listed $150,000 NORIS
• 2016-11-03 Sold (MLS) $67,500 NORIS
• 2016-09-30 Listed $67,500 NORIS
• 2011-05-13 Listing Removed — NORIS
• 2010-08-16 Listed $105,000 NORIS

Property tax history

+2.4%/yr

Latest (2025): $1,737 · +1.0% YoY. Source: county tax records.