106 Mill St · Lodi, OH 44254

$68,000

2 bd · 1.0 ba · 900 sqft · SingleFamily public records · 4 Days on market

Built 1905 3,598 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special! 3-bed 1-bath Located right in Lodi. Ready for your personal touch.

Key facts

• 3,598 sq ft lot
• Built 1905
• Listed 3 days

Property features AI

Exterior

• Parking: Unpaved parking area
• Utilities: Public water; Public sewer
• Home design: Single-story entry (main living on one level)
• Construction: Vinyl siding; Metal roof; Approximately 900 above-grade finished area
• Exterior features: Unpaved parking; Lot recorded at 0.0826 acres

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced-air heating; Gas heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Cap rate 11.6% vs local median 2.3% in Lodi — 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 66/100 on livability (#655 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Cloverleaf Local (rural): math 61% / reading 68% proficiency, ranked #205 of 656 in OH (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 34 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 471 units permitted in Medina County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $68,000

Questions for the listing agent

1. Built in 1905 — 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: 1.49% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.06%
• DSCR: 1.85
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $191,700
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Grandview Dr	0.32mi	2/1.5	912 (+1%)	0mo	$210,000	$230	80
207 Gaylord St	0.26mi	2/1.0	870 (-3%)	7mo	$105,000	$121	76
110 Grove St	0.55mi	3/2.0 (+1)	988 (+10%)	9mo	$210,000	$213	42
121 Howe St	0.59mi	2/1.0	784 (-13%)	17mo	$105,000	$134	37

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: 11.0%
• Equity multiple: 1.43×
• Total profit: $8,269
• Equity at exit: $10,139

10-year hold

• IRR: 20.0%
• Equity multiple: 2.69×
• Total profit: $32,122
• Equity at exit: $5,879

Cash invested: $19,040 (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 44254

• Home prices YoY: -27.7%
• Active inventory: 34
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,010 medium
• Mortgage (P&I): −$357
• Tax from tax record: −$111 /mo · $1,327/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$212
• Net cashflow: $302

Break-even live

Break-even rent $627

Max offer price $68,000

Occupancy floor 65%

Sensitivity live

Price	-10% $341	-5% $322	+0% $302	+5% $283	+10% $264
Rent	-10% $223	-5% $262	+0% $302	+5% $342	+10% $382
Rate	-1.0pp $337	-0.5pp $320	base $302	+0.5pp $285	+1.0pp $267

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Elyria St Unit 5 Lodi, OH	1.0	1.0	800	$995	$1.24	2d	1	0.10mi
145 Harris St Unit 145 1/2 Lodi, OH	3.0	1.0	680	$1,100	$1.62	17d	1	0.22mi
614 Highland Dr Lodi, OH	2.0	1.0	725	$850	$1.17	24d	1	0.73mi

Listing history 3 events

1. 2026-06-21
   days on market $68,000 Active 4 DOM
2. 2026-06-18
   remarks 84-char remark
3. 2026-06-18
   listed $68,000 Active 1 DOM

ⓘ 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: $1,327 · $111/mo
• Projected year-2 tax: $1,327 · $111/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,119
• − Mortgage interest: −$3,809
• − Property taxes: −$1,327
• − Insurance: −$340
• − Repairs & maintenance: −$970
• − Management: −$970
• − Depreciation: −$1,978
• Taxable income: $2,726
• Est. tax owed @ 24.0%: −$654
• After-tax cash flow: $2,974/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: Cloverleaf Local
• NCES district ID: 3904848
• Math proficiency: 61% ▼ -16.00%
• Reading proficiency: 68% ▼ -6.00%
• Median HH income: $58,407
• Composite: 55.59/100
• National rank: #1235
• State rank: #205 of 656 in OH

Livability — Lodi

• Score: 66/100
• State rank: #655
• US rank: #11612

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lodi, OH
• County: Medina · 181,928 people
• Metro: Cleveland, OH
• Population (ZIP): 4,857
• Household income: $64,511
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 7.9

Population outlook (Medina County) Hauer SSP2

• Today (2025): 185,249 people
• By 2030: 188,174 · +1.6%
• By 2040: 190,350 · +2.8%
• By 2050: 187,283 · +1.1%
• By 2075: 177,108 · -4.4%
• By 2100: 151,304 · -18.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 2% Asian 1%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 1%
• Foreign-born: 2% · China
• Languages at home: 94% English-only · German/W. Germanic 2% Spanish 2% Chinese 2%

Political lean MEDSL · Medina

• 2024 margin: Strong R (+24.8) · D 37.2% · R 62.0%
• 2008→2024 swing: -16.8pp toward R · 2008: -8.0pp · 2024: -24.8pp
• All cycles: 2024: R+24.8 2020: R+23.4 2016: R+24.9 2012: R+13.1 2008: R+8.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.87%
• Current HPI: 216.6444
• 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

+3.2% since first listed

2 events — show timeline

• 2026-06-17 Listed $68,000 MLSNOW
• 2004-08-06 Sold (Public Records) $65,900 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,327 · +11.5% YoY. Source: county tax records.