4822 W Us Route 35 · Eaton, OH 45320

$69,900

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 9 Days on market

Built 1900 8,250 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 +27.9/30.0
• DSCR +9.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.8/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

great investment/rental home. Close to Richmond and Eaton. Heated by 4 propane room heaters. Roof in June 2007

Key facts

• Complete renovation
• Rural setting
• 8,250 sq ft lot

Tags

• RURAL SETTING
• EASY ACCESS TO SHOPPING
• COMPLETE RENOVATION
• POTENTIAL RENTAL PROPERTY

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Home design: Single-story home
• Construction: Frame construction
• Exterior features: Residential lot approximately 0.19 acres (49 x 165)

Interior

• Kitchen: Eat-in kitchen (18 x 12)
• Bedrooms: One main-level bedroom (12 x 11)
• Bathrooms: One full bathroom on the main level
• Interior features: Basement: Other; Total of 5 rooms
• Laundry & utility: Main-level utility room (17 x 8)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($830 rent vs $70k).
• Cap rate 10.0% 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.
• National Trail Local (rural): math 53% / reading 59% proficiency, ranked #352 of 656 in OH (top 54%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• 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 14% 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 $483 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $70k implies a 250% 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 $69,900

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. 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?
4. 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.
5. 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.
6. 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: 1.19% ✓
• Cap rate: 10.00%
• Cash-on-cash: 13.23%
• DSCR: 1.59
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.2%
• Equity multiple: 1.12×
• Total profit: $2,405
• Equity at exit: $10,422

10-year hold

• IRR: 12.7%
• Equity multiple: 2.01×
• Total profit: $19,736
• Equity at exit: $6,044

Cash invested: $19,572 (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: 7.0×

Monthly cashflow live

• Estimated rent: $830 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$44 /mo · $531/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $216

Break-even live

Break-even rent $557

Max offer price $69,900

Occupancy floor 69%

Sensitivity live

Price	-10% $255	-5% $236	+0% $216	+5% $196	+10% $176
Rent	-10% $150	-5% $183	+0% $216	+5% $249	+10% $281
Rate	-1.0pp $251	-0.5pp $234	base $216	+0.5pp $198	+1.0pp $179

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $69,900 Active 9 DOM
2. 2026-06-18
   price $69,900 Active 8 DOM
3. 2026-06-18
   days on market $75,000 Active 8 DOM
4. 2026-06-17
   days on market $75,000 Active 7 DOM
5. 2026-06-16
   days on market $75,000 Active 6 DOM
6. 2026-06-15
   days on market $75,000 Active 5 DOM
7. 2026-06-14
   days on market $75,000 Active 3 DOM
8. 2026-06-12
   remarks 699-char remark
9. 2026-06-12
   listed $75,000 Active 2 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: $531 · $44/mo
• Projected year-2 tax: $810 · $68/mo
• Expected delta: +$280/yr (+$23/mo · 52.8%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,960
• − Mortgage interest: −$3,915
• − Property taxes: −$531
• − Insurance: −$350
• − Repairs & maintenance: −$797
• − Management: −$797
• − Depreciation: −$2,033
• Taxable income: $1,538
• Est. tax owed @ 24.0%: −$369
• After-tax cash flow: $2,221/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: National Trail Local
• NCES district ID: 3904927
• Math proficiency: 53% ▼ -13.00%
• Reading proficiency: 59% ▼ -7.00%
• Median HH income: $48,311
• Composite: 47.58/100
• National rank: #2262
• State rank: #352 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

• 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

+200.0% since first listed

6 events — show timeline

• 2026-06-10 Listed $75,000 Dayton MLS
• 2013-04-12 Sold (MLS) $20,000 Dayton MLS
• 2013-04-12 Sold (MLS) $20,000 Dayton MLS
• 2013-04-02 Listing Removed — Dayton MLS
• 2013-03-28 Listed $25,000 Dayton MLS
• 1993-11-16 Sold (Public Records) $25,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $531 · +133.8% YoY. Source: county tax records.