209 Hiddeson Ave · Greenville, OH 45331

$100,000

4 bd · 2.0 ba · 1,569 sqft · SingleFamily public records · 20 Days on market

Built 1900 0.34 ac lot Est $133k · 25% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Total Makeover

Key facts

• Covered front porch
• Durable metal roof
• Wood siding

Tags

• COVERED FRONT PORCH
• DURABLE METAL ROOF
• WOOD SIDING
• VERSATILE LIVING AREA
• KITCHEN ISLAND
• CONVENIENT PANTRY

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Central air conditioning; Forced-air heating
• Home design: Two-story home; Vinyl siding exterior
• Construction: Vinyl siding construction
• Exterior features: Residential lot (approx. 0.344 acres); Lot dimensions approximately 118 x 127

Interior

• Kitchen: Kitchen on main level (15 x 10)
• Bedrooms: Main-level bedroom (11 x 10); Main-level bedroom (18 x 18); Second-level bedroom (10 x 12); Second-level bedroom (10 x 10)
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Unfinished basement
• Laundry & utility: Main-level laundry room (10 x 8); Utility room on main level (13 x 11)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 3.9% in Greenville — 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 69/100 on livability (#514 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Greenville City (town): math 49% / reading 50% proficiency, ranked #456 of 656 in OH (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 73 active listings in the ZIP; 43 units permitted in Darke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Darke County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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 $86k; 16% 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.

Recommended offer $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.31% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.32%
• DSCR: 1.73
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $133,365
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 Anderson Ave	0.11mi	4/1.0	1,676 (+7%)	5mo	$120,000	$72	76
210 Central Ave	0.44mi	3/2.0 (-1)	1,672 (+7%)	2mo	$140,000	$84	62
319 Locust St	0.47mi	3/1.5 (-1)	1,680 (+7%)	7mo	$140,000	$83	54
537 E 3rd St	0.49mi	3/1.0 (-1)	1,694 (+8%)	1mo	$70,000	$41	54
624 E 3rd St	0.56mi	3/1.5 (-1)	1,664 (+6%)	4mo	$77,000	$46	54
322 Sweitzer St	0.60mi	4/1.0	1,440 (-8%)	2mo	$175,000	$122	52
318 E Water St	0.57mi	3/1.5 (-1)	1,461 (-7%)	4mo	$195,000	$133	52
337 W Main St	0.58mi	3/1.0 (-1)	1,458 (-7%)	3mo	$149,500	$103	50
524 Gray Ave	0.34mi	3/1.0 (-1)	1,368 (-13%)	6mo	$60,000	$44	49
209 Chestnut St	0.60mi	3/2.0 (-1)	1,433 (-9%)	5mo	$161,000	$112	48
156 Pine St	0.54mi	3/1.0 (-1)	1,358 (-13%)	1mo	$115,000	$85	43
723 Gray Ave	0.53mi	3/1.5 (-1)	1,338 (-15%)	3mo	$119,000	$89	41

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: 7.4%
• Equity multiple: 1.29×
• Total profit: $8,045
• Equity at exit: $14,910

10-year hold

• IRR: 16.6%
• Equity multiple: 2.37×
• Total profit: $38,220
• Equity at exit: $8,646

Cash invested: $28,000 (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 45331

• Active inventory: 73
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,308 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$87 /mo · $1,041/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $381

Break-even live

Break-even rent $826

Max offer price $100,000

Occupancy floor 66%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $100,000 Active 20 DOM
2. 2026-06-17
   days on market $100,000 Active 19 DOM
3. 2026-06-16
   days on market $100,000 Active 18 DOM
4. 2026-06-15
   days on market $100,000 Active 17 DOM
5. 2026-06-13
   days on market $100,000 Active 15 DOM
6. 2026-06-12
   days on market $100,000 Active 14 DOM
7. 2026-06-09
   days on market $100,000 Active 11 DOM
8. 2026-06-08
   days on market $100,000 Active 10 DOM
9. 2026-06-08
   days on market $100,000 Active 9 DOM
10. 2026-06-07
    days on market $100,000 Active 8 DOM
11. 2026-06-04
    days on market $100,000 Active 5 DOM
12. 2026-06-02
    days on market $100,000 Active 4 DOM
13. 2026-06-01
    days on market $100,000 Active 3 DOM
14. 2026-05-31
    days on market $100,000 Active 2 DOM
15. 2026-05-01
    listed $100,000 Active
16. 2011-03-21
    soldstatus $85,900
17. 2011-03-15
    soldstatus $85,900 14-char remark

    Show marketing remark (14 chars)

    Total Makeover

18. 2010-12-31
    listed $83,900 14-char remark

    Show marketing remark (14 chars)

    Total Makeover

19. 2008-05-09
    soldstatus $23,500 141-char remark

    Show marketing remark (141 chars)

    Could be coverted back to 3 bedroom home. Large kitchen. Storage room off kitchen could be small dining room. Utility in enclosed back porch.

20. 2008-05-01
    listed $23,900 141-char remark

    Show marketing remark (141 chars)

    Could be coverted back to 3 bedroom home. Large kitchen. Storage room off kitchen could be small dining room. Utility in enclosed back porch.

21. 2008-04-18
    historical
22. 2008-01-11
    listed $23,900
23. 2003-07-31
    soldstatus $65,000
24. 1997-08-11
    soldstatus $42,000

ⓘ 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: $1,041 · $87/mo
• Projected year-2 tax: $1,300 · $108/mo
• Expected delta: +$260/yr (+$22/mo · 25.0%)

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,700
• − Mortgage interest: −$5,602
• − Property taxes: −$1,041
• − Insurance: −$500
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$2,909
• Taxable income: $3,137
• Est. tax owed @ 24.0%: −$753
• After-tax cash flow: $3,817/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: Greenville City
• NCES district ID: 3904409
• Math proficiency: 49% ▼ -15.00%
• Reading proficiency: 50% ▼ -7.00%
• Median HH income: $39,578
• Composite: 41.38/100
• National rank: #3488
• State rank: #456 of 656 in OH

Livability — Greenville

• Score: 69/100
• State rank: #514
• US rank: #8744

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, OH
• County: Darke · 50,606 people
• Population (ZIP): 22,298
• Household income: $53,797
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 13.3

Population outlook (Darke County) Hauer SSP2

• Today (2025): 49,377 people
• By 2030: 47,494 · -3.8%
• By 2040: 43,553 · -11.8%
• By 2050: 39,320 · -20.4%
• By 2075: 30,091 · -39.1%
• By 2100: 21,110 · -57.2%

Race, ethnicity, and origin ACS 2023

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

Political lean MEDSL · Darke

• 2024 margin: Solid R (+65.4) · D 17.0% · R 82.3%
• 2008→2024 swing: -29.2pp toward R · 2008: -36.1pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+63.6 2016: R+61.2 2012: R+44.9 2008: R+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -110.47%
• Current HPI: 201.8715
• 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

+138.1% since first listed

10 events — show timeline

• 2026-05-01 Listed $100,000 Dayton MLS
• 2011-03-21 Sold (Public Records) $85,900 Public Records
• 2011-03-15 Sold (MLS) $85,900 WRIST
• 2010-12-31 Listed $83,900 WRIST
• 2008-05-09 Sold (MLS) $23,500 WRIST
• 2008-05-01 Listed $23,900 WRIST
• 2008-04-18 Listing Removed — WRIST
• 2008-01-11 Listed $23,900 WRIST
• 2003-07-31 Sold (Public Records) $65,000 Public Records
• 1997-08-11 Sold (Public Records) $42,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,041 · +0.1% YoY. Source: county tax records.