416 1/2 Summit St · Kenton, OH 43326

$115,000

2 bd · 1.0 ba · 864 sqft · SingleFamily · 57 Days on market

Built 1986 7,500 sqft lot $133/sqft · 16% below area Est $138k · 16% 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 +14.9/15.0
• Cash flow +8.2/30.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2-bedroom, 1-bath home with tons of potential! This property features a durable metal roof less than 10 years old, along with a newer A/C unit, furnace, water heater, and a concrete patio--all under 5 years old. Located in a nice area and down a quiet alley, this home offers both comfort and privacy. Perfect as a starter home or a great investment opportunity. Don't miss your chance to make it your own!

Key facts

• Metal roof
• Newer furnace
• Newer a/c unit

Tags

• METAL ROOF
• NEWER A/C UNIT
• NEWER FURNACE
• NEWER WATER HEATER
• CONCRETE PATIO
• QUIET ALLEY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $99k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $87k (24.5% below list).
• Recommended offer: $87k (24.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#339 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Kenton City (town): math 46% / reading 50% proficiency, ranked #479 of 656 in OH (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 18 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hardin County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.

Recommended offer $86,798 (24.5% 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 57 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.75% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.06%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (median comp): $137,531
• List price: $115,000
• Delta: -16.38%
• 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
334 N Barron St. St	0.09mi	2/1.0	884 (+2%)	20mo	$133,000	$150	76
502 Jennings St	0.14mi	3/1.0 (+1)	864 (0%)	24mo	$24,000	$28	69
402 N Cherry St	0.11mi	2/1.0	921 (+7%)	21mo	$129,000	$140	67
404 N Glendale St	0.65mi	2/1.0	880 (+2%)	3mo	$25,000	$28	64
809 King St	0.55mi	2/1.0	888 (+3%)	10mo	$92,000	$104	62
920 Cooper St	0.75mi	2/1.0	884 (+2%)	3mo	$124,000	$140	59
643 N Barron St	0.31mi	2/1.0	952 (+10%)	14mo	$155,000	$163	56
214 E Franklin St	0.36mi	3/1.0 (+1)	952 (+10%)	16mo	$137,500	$144	48
609 W North St	0.63mi	2/1.5	960 (+11%)	4mo	$87,000	$91	47
510 E Decatur St	0.57mi	3/1.0 (+1)	744 (-14%)	2mo	$80,000	$108	44
90 Silver St	0.74mi	3/1.0 (+1)	912 (+6%)	12mo	$140,000	$154	41
635 Stevens St	0.75mi	3/1.0 (+1)	972 (+12%)	11mo	$80,000	$82	30

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: -23.1%
• Equity multiple: 0.21×
• Total profit: $-25,566
• Equity at exit: $17,147

10-year hold

• IRR: -17.7%
• Equity multiple: 0.03×
• Total profit: $-31,152
• Equity at exit: $9,943

Cash invested: $32,200 (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 43326

• Home prices YoY: -21.0%
• Active inventory: 53
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $868 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $-109

Break-even live

Break-even rent $1,006

Max offer price $99,222

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-69	+0% $-109	+5% $-149	+10% $-189
Rent	-10% $-178	-5% $-143	+0% $-109	+5% $-75	+10% $-40
Rate	-1.0pp $-51	-0.5pp $-80	base $-109	+0.5pp $-139	+1.0pp $-169

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-17
   status $115,000 Pending 57 DOM
2. 2026-06-16
   days on market $115,000 Active Under Contract 57 DOM
3. 2026-06-15
   days on market $115,000 Active Under Contract 56 DOM
4. 2026-06-13
   days on market $115,000 Active Under Contract 54 DOM
5. 2026-06-12
   days on market $115,000 Active Under Contract 53 DOM
6. 2026-06-09
   days on market $115,000 Active Under Contract 50 DOM
7. 2026-06-08
   days on market $115,000 Active Under Contract 49 DOM
8. 2026-06-08
   days on market $115,000 Active Under Contract 48 DOM
9. 2026-06-07
   days on market $115,000 Active Under Contract 47 DOM
10. 2026-06-04
    days on market $115,000 Active Under Contract 44 DOM
11. 2026-06-02
    days on market $115,000 Active Under Contract 43 DOM
12. 2026-06-01
    days on market $115,000 Active Under Contract 42 DOM
13. 2026-05-31
    days on market $115,000 Active Under Contract 41 DOM
14. 2026-05-14
    historical Active Under Contract 415-char remark

    Show marketing remark (415 chars)

    Charming 2-bedroom, 1-bath home with tons of potential! This property features a durable metal roof less than 10 years old, along with a newer A/C unit, furnace, water heater, and a concrete patio--all under 5 years old. Located in a nice area and down a quiet alley, this home offers both comfort and privacy. Perfect as a starter home or a great investment opportunity. Don't miss your chance to make it your own!

15. 2026-04-20
    listed $115,000 Active 415-char remark

    Show marketing remark (415 chars)

    Charming 2-bedroom, 1-bath home with tons of potential! This property features a durable metal roof less than 10 years old, along with a newer A/C unit, furnace, water heater, and a concrete patio--all under 5 years old. Located in a nice area and down a quiet alley, this home offers both comfort and privacy. Perfect as a starter home or a great investment opportunity. Don't miss your chance to make it your own!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,416
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$833
• − Management: −$833
• − Depreciation: −$3,345
• Taxable loss: −$3,338
• Est. tax savings @ 24.0%: +$801
• After-tax cash flow: $-507/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: Kenton City
• NCES district ID: 3910025
• Math proficiency: 46% ▼ -17.00%
• Reading proficiency: 50% ▼ -9.00%
• Median HH income: $40,297
• Composite: 40.19/100
• National rank: #3786
• State rank: #479 of 656 in OH

Livability — Kenton

• Score: 73/100
• State rank: #339
• US rank: #5545

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kenton, OH
• County: Hardin · 33,287 people
• City population: 12,594
• Population (ZIP): 12,594
• Household income: $54,325
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 4.8

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 31,000 people
• By 2030: 30,031 · -3.1%
• By 2040: 27,500 · -11.3%
• By 2050: 25,265 · -18.5%
• By 2075: 20,485 · -33.9%
• By 2100: 16,031 · -48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Iranian 3% Serbian 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+54.7) · D 22.2% · R 76.9%
• 2008→2024 swing: -33.8pp toward R · 2008: -20.9pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+52.0 2016: R+47.2 2012: R+23.5 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.32%
• Current HPI: 211.5705
• 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

2 events — show timeline

• 2026-05-14 Contingent — WCARE
• 2026-04-20 Listed $115,000 WCARE