230 W Decatur St · Eaton, OH 45320

$149,900

3 bd · 1.0 ba · 1,369 sqft · SingleFamily public records · 101 Days on market

Built 1900 9,702 sqft lot $109/sqft · 13% above area Est $183k · 18% under

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Why this score? — see what drove the D- 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 +7.5/30.0
• Schools +5.7/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity Knocks! Seller offering $9,900.00 credit towards foundation repairs with acceptable offer, allowing buyer to make improvements after closing. Estimate attached to listing. Discover the harmonious blend of traditional charm and modern comfort in this inviting two-story Eaton, OH residence. A welcoming porch, nestled among mature trees, enhances the home's curb appeal. Inside, newly installed flooring throughout the spacious living areas creates an inviting ambiance, perfect for relaxation and entertaining. The versatile layout offers abundant flexibility for various lifestyles. The kitchen boasts a functional layout, featuring contemporary cabinetry, durable flooring, a range, and a refrigerator, with direct outdoor access. The updated bathroom showcases a clean aesthetic with modern flooring, a classic vanity, and a bright tub-shower combination. Three well-proportioned bedrooms provide ample natural light; some offer plush carpeting, while others feature durable wood flooring. A dedicated laundry area includes a dryer and washer. Outside, the expansive backyard presents ample potential for outdoor activities and relaxation, complete with a cozy stone fire pit and a functional storage shed. This charming home provides convenient access to outdoor living with a delightful backyard patio. Located in the welcoming community of Eaton, this property combines serene residential living with accessibility, offering a balanced and desirable lifestyle. Cable TV access is also available.

Key facts

• Newly updated bath
• Versatile layout
• Classic porch

Tags

• CLASSIC PORCH
• VERSATILE LAYOUT
• THOUGHTFULLY DESIGNED KITCHEN
• DIRECT OUTDOOR ACCESS
• NEWLY UPDATED BATH
• DEDICATED LAUNDRY AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $94k (37.2% below list).
• Recommended offer: $94k (37.2% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 2.2% in Eaton — 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 (#180 in OH, #2,768 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Eaton Community City (town): math 67% / reading 68% proficiency, ranked #184 of 656 in OH (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 88 active listings in the ZIP; 55 units permitted in Preble County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($69k/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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Preble County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $108k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $94,112 (37.2% 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. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.63% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.38%
• DSCR: 0.76
• GRM: 13.3

CMA / ARV

• ARV (median comp): $182,538
• List price: $149,900
• Delta: -17.88%
• 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
308 Hubble St	0.25mi	3/1.0	1,341 (-2%)	6mo	$62,000	$46	80
612 N Cherry St	0.36mi	3/1.0	1,386 (+1%)	4mo	$158,000	$114	77
210 W Spring St	0.48mi	3/1.0	1,352 (-1%)	4mo	$170,000	$126	73
405 Walnut St	0.10mi	2/1.0 (-1)	1,477 (+8%)	6mo	$162,000	$110	72
331 W Chicago St	0.52mi	3/1.5	1,320 (-4%)	6mo	$199,000	$151	63
300 S Barron St	0.43mi	3/1.0	1,530 (+12%)	4mo	$121,000	$79	57
705 E Decatur St	0.61mi	3/1.0	1,270 (-7%)	3mo	$160,000	$126	56
301 E Saint Clair St	0.61mi	3/1.5	1,446 (+6%)	8mo	$216,000	$149	54
321 Liberty St	0.68mi	2/1.0 (-1)	1,296 (-5%)	2mo	$172,000	$133	53
105 Leatherman Pl	0.60mi	3/1.5	1,247 (-9%)	6mo	$182,000	$146	51
919 N Barron St	0.53mi	2/1.0 (-1)	1,206 (-12%)	7mo	$184,000	$153	44
219 Nation Ave	0.73mi	3/2.0	1,556 (+14%)	7mo	$235,000	$151	33

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: -25.5%
• Equity multiple: 0.13×
• Total profit: $-36,334
• Equity at exit: $22,351

10-year hold

• IRR: -22.0%
• Equity multiple: -0.13×
• Total profit: $-47,286
• 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 45320

• Home prices YoY: -29.4%
• Active inventory: 88
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $941 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$83 /mo · $999/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $-188

Break-even live

Break-even rent $1,180

Max offer price $116,632

Occupancy floor —

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 24 events

1. 2026-06-19
   days on market $149,900 Active 101 DOM
2. 2026-06-18
   days on market $149,900 Active 100 DOM
3. 2026-06-17
   days on market $149,900 Active 99 DOM
4. 2026-06-16
   days on market $149,900 Active 98 DOM
5. 2026-06-15
   days on market $149,900 Active 97 DOM
6. 2026-06-14
   days on market $149,900 Active 95 DOM
7. 2026-06-12
   pricedays on market $149,900 Active 94 DOM
8. 2026-06-09
   days on market $154,900 Active 91 DOM
9. 2026-06-08
   days on market $154,900 Active 90 DOM
10. 2026-06-07
    days on market $154,900 Active 89 DOM
11. 2026-06-05
    days on market $154,900 Active 86 DOM
12. 2026-06-02
    days on market $154,900 Active 84 DOM
13. 2026-06-01
    days on market $154,900 Active 83 DOM
14. 2026-05-31
    days on market $154,900 Active 82 DOM
15. 2026-05-30
    days on market $154,900 Active 81 DOM
16. 2026-04-21
    price $154,900 1513-char remark

    Show marketing remark (1513 chars)

    Opportunity Knocks! Seller offering $9,900.00 credit towards foundation repairs with acceptable offer, allowing buyer to make improvements after closing. Estimate attached to listing. Discover the harmonious blend of traditional charm and modern comfort in this inviting two-story Eaton, OH residence. A welcoming porch, nestled among mature trees, enhances the home's curb appeal. Inside, newly installed flooring throughout the spacious living areas creates an inviting ambiance, perfect for relaxation and entertaining. The versatile layout offers abundant flexibility for various lifestyles. The kitchen boasts a functional layout, featuring contemporary cabinetry, durable flooring, a range, and a refrigerator, with direct outdoor access. The updated bathroom showcases a clean aesthetic with modern flooring, a classic vanity, and a bright tub-shower combination. Three well-proportioned bedrooms provide ample natural light; some offer plush carpeting, while others feature durable wood flooring. A dedicated laundry area includes a dryer and washer. Outside, the expansive backyard presents ample potential for outdoor activities and relaxation, complete with a cozy stone fire pit and a functional storage shed. This charming home provides convenient access to outdoor living with a delightful backyard patio. Located in the welcoming community of Eaton, this property combines serene residential living with accessibility, offering a balanced and desirable lifestyle. Cable TV access is also available.

17. 2026-03-20
    status Active 1513-char remark

    Show marketing remark (1513 chars)

    Opportunity Knocks! Seller offering $9,900.00 credit towards foundation repairs with acceptable offer, allowing buyer to make improvements after closing. Estimate attached to listing. Discover the harmonious blend of traditional charm and modern comfort in this inviting two-story Eaton, OH residence. A welcoming porch, nestled among mature trees, enhances the home's curb appeal. Inside, newly installed flooring throughout the spacious living areas creates an inviting ambiance, perfect for relaxation and entertaining. The versatile layout offers abundant flexibility for various lifestyles. The kitchen boasts a functional layout, featuring contemporary cabinetry, durable flooring, a range, and a refrigerator, with direct outdoor access. The updated bathroom showcases a clean aesthetic with modern flooring, a classic vanity, and a bright tub-shower combination. Three well-proportioned bedrooms provide ample natural light; some offer plush carpeting, while others feature durable wood flooring. A dedicated laundry area includes a dryer and washer. Outside, the expansive backyard presents ample potential for outdoor activities and relaxation, complete with a cozy stone fire pit and a functional storage shed. This charming home provides convenient access to outdoor living with a delightful backyard patio. Located in the welcoming community of Eaton, this property combines serene residential living with accessibility, offering a balanced and desirable lifestyle. Cable TV access is also available.

18. 2026-03-13
    historical ActiveUnderContract 1513-char remark

    Show marketing remark (1513 chars)

    Opportunity Knocks! Seller offering $9,900.00 credit towards foundation repairs with acceptable offer, allowing buyer to make improvements after closing. Estimate attached to listing. Discover the harmonious blend of traditional charm and modern comfort in this inviting two-story Eaton, OH residence. A welcoming porch, nestled among mature trees, enhances the home's curb appeal. Inside, newly installed flooring throughout the spacious living areas creates an inviting ambiance, perfect for relaxation and entertaining. The versatile layout offers abundant flexibility for various lifestyles. The kitchen boasts a functional layout, featuring contemporary cabinetry, durable flooring, a range, and a refrigerator, with direct outdoor access. The updated bathroom showcases a clean aesthetic with modern flooring, a classic vanity, and a bright tub-shower combination. Three well-proportioned bedrooms provide ample natural light; some offer plush carpeting, while others feature durable wood flooring. A dedicated laundry area includes a dryer and washer. Outside, the expansive backyard presents ample potential for outdoor activities and relaxation, complete with a cozy stone fire pit and a functional storage shed. This charming home provides convenient access to outdoor living with a delightful backyard patio. Located in the welcoming community of Eaton, this property combines serene residential living with accessibility, offering a balanced and desirable lifestyle. Cable TV access is also available.

19. 2026-03-09
    listed $157,000 Active 1513-char remark

    Show marketing remark (1513 chars)

    Opportunity Knocks! Seller offering $9,900.00 credit towards foundation repairs with acceptable offer, allowing buyer to make improvements after closing. Estimate attached to listing. Discover the harmonious blend of traditional charm and modern comfort in this inviting two-story Eaton, OH residence. A welcoming porch, nestled among mature trees, enhances the home's curb appeal. Inside, newly installed flooring throughout the spacious living areas creates an inviting ambiance, perfect for relaxation and entertaining. The versatile layout offers abundant flexibility for various lifestyles. The kitchen boasts a functional layout, featuring contemporary cabinetry, durable flooring, a range, and a refrigerator, with direct outdoor access. The updated bathroom showcases a clean aesthetic with modern flooring, a classic vanity, and a bright tub-shower combination. Three well-proportioned bedrooms provide ample natural light; some offer plush carpeting, while others feature durable wood flooring. A dedicated laundry area includes a dryer and washer. Outside, the expansive backyard presents ample potential for outdoor activities and relaxation, complete with a cozy stone fire pit and a functional storage shed. This charming home provides convenient access to outdoor living with a delightful backyard patio. Located in the welcoming community of Eaton, this property combines serene residential living with accessibility, offering a balanced and desirable lifestyle. Cable TV access is also available.

20. 2023-09-13
    soldstatus $108,000
21. 2023-08-25
    soldstatus $108,000 Closed 358-char remark

    Show marketing remark (358 chars)

    You don't want to miss out on this opportunity! This would be a great starter home or even an investment property. Home offers a spacious floor plan, all beautiful/original trim, storage space and endless possibilities to make it what you want! This home is conveniently located near the edge of town but is close to all the shopping centers and restaurants.

22. 2023-08-25
    soldstatus $108,000 Sold 358-char remark

    Show marketing remark (358 chars)

    You don't want to miss out on this opportunity! This would be a great starter home or even an investment property. Home offers a spacious floor plan, all beautiful/original trim, storage space and endless possibilities to make it what you want! This home is conveniently located near the edge of town but is close to all the shopping centers and restaurants.

23. 2023-06-26
    historical Active/Pending 358-char remark

    Show marketing remark (358 chars)

    You don't want to miss out on this opportunity! This would be a great starter home or even an investment property. Home offers a spacious floor plan, all beautiful/original trim, storage space and endless possibilities to make it what you want! This home is conveniently located near the edge of town but is close to all the shopping centers and restaurants.

24. 2023-06-21
    listed $115,000 Active 358-char remark

    Show marketing remark (358 chars)

    You don't want to miss out on this opportunity! This would be a great starter home or even an investment property. Home offers a spacious floor plan, all beautiful/original trim, storage space and endless possibilities to make it what you want! This home is conveniently located near the edge of town but is close to all the shopping centers and restaurants.

ⓘ 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: $999 · $83/mo
• Projected year-2 tax: $1,669 · $139/mo
• Expected delta: +$670/yr (+$56/mo · 67.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,293
• − Mortgage interest: −$8,397
• − Property taxes: −$999
• − Insurance: −$750
• − Repairs & maintenance: −$903
• − Management: −$903
• − Depreciation: −$4,361
• Taxable loss: −$5,020
• Est. tax savings @ 24.0%: +$1,205
• After-tax cash flow: $-1,055/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: Eaton Community City
• NCES district ID: 3904393
• Math proficiency: 67% ▼ -10.00%
• Reading proficiency: 68% ▼ -5.00%
• Median HH income: $46,677
• Composite: 56.98/100
• National rank: #1108
• State rank: #184 of 656 in OH

Livability — Eaton

• Score: 78/100
• State rank: #180
• US rank: #2768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eaton, OH
• County: Preble · 42,634 people
• Population (ZIP): 15,402
• Household income: $68,740
• Rent vs Own: 24.2% rent · 75.8% own
• Severe rent burden: 16.4

Population outlook (Preble County) Hauer SSP2

• Today (2025): 39,711 people
• By 2030: 38,511 · -3.0%
• By 2040: 35,783 · -9.9%
• By 2050: 33,006 · -16.9%
• By 2075: 27,067 · -31.8%
• By 2100: 21,255 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Preble

• 2024 margin: Solid R (+59.1) · D 20.1% · R 79.2%
• 2008→2024 swing: -27.9pp toward R · 2008: -31.2pp · 2024: -59.1pp
• All cycles: 2024: R+59.1 2020: R+57.5 2016: R+54.0 2012: R+36.7 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.15%
• Current HPI: 218.4233
• 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

+34.7% since first listed

9 events — show timeline

• 2026-04-21 Price Changed $154,900 Dayton MLS
• 2026-03-20 Relisted — Dayton MLS
• 2026-03-13 Contingent — Dayton MLS
• 2026-03-09 Listed $157,000 Dayton MLS
• 2023-09-13 Sold (Public Records) $108,000 Public Records
• 2023-08-25 Sold (MLS) $108,000 Dayton MLS
• 2023-08-25 Sold (MLS) $108,000 Dayton MLS
• 2023-06-26 Contingent — Dayton MLS
• 2023-06-21 Listed $115,000 Dayton MLS

Property tax history

+16.2%/yr

Latest (2025): $999 · +1.1% YoY. Source: county tax records.