544 S Pine St · Lima, OH 45804

$60,000

2 bd · 1.0 ba · 969 sqft · SingleFamily public records · 111 Days on market

Built 1920 2,613 sqft lot $62/sqft · 12% above area Est $54k · 12% over

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Why this score? — see what drove the C+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors!! Blank canvas gives room to create your own! New windows, siding, drywall, updated electrical and plumbing. Property was previously 2 bedroom, option to convert back to 2 bedroom. Schedule your private showing today. Being sold AS-IS.

Key facts

• Updated electrical
• Drywall
• Siding

Tags

• NEW WINDOWS
• SIDING
• DRYWALL
• UPDATED ELECTRICAL
• UPDATED PLUMBING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($942 rent vs $60k).
• Recommended offer: $55k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 7.7% in Lima — 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 64/100 on livability (#787 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, amenities F, commute F.
• Lima City (urban): math 29% / reading 36% proficiency, ranked #575 of 656 in OH (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 79 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 88 units permitted in Allen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Allen County population projected at -14% 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 $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.57% ✓
• Cap rate: 13.84%
• Cash-on-cash: 26.95%
• DSCR: 2.20
• GRM: 5.3

CMA / ARV

• ARV (median comp): $53,699
• List price: $60,000
• Delta: 11.73%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
807 S Union St	0.24mi	2/1.0	1,006 (+4%)	10mo	$24,500	$24	74
318 E E. Vine. St	0.19mi	2/1.0	895 (-8%)	12mo	$70,000	$78	69
439 E Albert St	0.06mi	2/1.0	824 (-15%)	5mo	$107,000	$130	68
839 St. John's Ave	0.25mi	3/1.0 (+1)	1,056 (+9%)	5mo	$24,000	$23	64
600 Dingledine Ave	0.18mi	2/1.0	1,104 (+14%)	5mo	$75,000	$68	64
1093 S Sugar St	0.63mi	3/1.0 (+1)	925 (-4%)	7mo	$115,000	$124	53
423 E 3rd St	0.70mi	2/1.0	987 (+2%)	14mo	$56,250	$57	52
1151 S Central Ave	0.62mi	3/1.0 (+1)	938 (-3%)	11mo	$99,900	$107	52
812 Franklin St	0.32mi	3/1.0 (+1)	1,070 (+10%)	14mo	$38,000	$36	51
626 E Elm St	0.60mi	2/1.5	1,080 (+12%)	2mo	$40,000	$37	49
929 S Atlantic Ave	0.69mi	3/1.0 (+1)	960 (-1%)	18mo	$64,900	$68	46
339 E Eureka St	0.42mi	3/1.0 (+1)	1,092 (+13%)	16mo	$35,000	$32	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: 20.9%
• Equity multiple: 1.85×
• Total profit: $14,296
• Equity at exit: $8,946

10-year hold

• IRR: 29.0%
• Equity multiple: 3.58×
• Total profit: $43,335
• Equity at exit: $5,188

Cash invested: $16,800 (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 45804

• Active inventory: 79
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $942 high
• Mortgage (P&I): −$315
• Tax from tax record: −$27 /mo · $326/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $377

Break-even live

Break-even rent $464

Max offer price $60,000

Occupancy floor 55%

Sensitivity live

Price	-10% $411	-5% $394	+0% $377	+5% $360	+10% $343
Rent	-10% $303	-5% $340	+0% $377	+5% $415	+10% $452
Rate	-1.0pp $408	-0.5pp $393	base $377	+0.5pp $362	+1.0pp $346

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
521 Hope St Lima, OH	3.0	2.0	1079	$975	$0.90	45d	1	0.74mi
623 Hope St Lima, OH	3.0	2.0	1079	$975	$0.90	45d	1	0.78mi
616 Hope St Lima, OH	3.0	2.0	1079	$975	$0.90	45d	1	0.80mi
43 Town Sq Lima, OH	2.0–3.0	1.0–2.0	1100	$956	$0.87	45d	9	0.85mi
545 W Market St Unit 340 1/2 Mcpheron Lima, OH	2.0	1.0	900	$800	$0.89	45d	1	1.01mi

Listing history 3 events

1. 2026-05-31
   days on market $60,000 Active 111 DOM
2. 2026-05-31
   days on market $60,000 Active 110 DOM
3. 2026-02-10
   listed $60,000 Active 257-char remark

   Show marketing remark (257 chars)

   Calling all investors!! Blank canvas gives room to create your own! New windows, siding, drywall, updated electrical and plumbing. Property was previously 2 bedroom, option to convert back to 2 bedroom. Schedule your private showing today. Being sold AS-IS.

ⓘ 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: $326 · $27/mo
• Projected year-2 tax: $631 · $53/mo
• Expected delta: +$305/yr (+$25/mo · 93.6%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,304
• − Mortgage interest: −$3,361
• − Property taxes: −$326
• − Insurance: −$300
• − Repairs & maintenance: −$904
• − Management: −$904
• − Depreciation: −$1,745
• Taxable income: $3,763
• Est. tax owed @ 24.0%: −$903
• After-tax cash flow: $3,625/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: Lima City
• NCES district ID: 3904422
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $29,685
• Composite: 26.31/100
• National rank: #7243
• State rank: #575 of 656 in OH

Livability — Lima

• Score: 64/100
• State rank: #787
• US rank: #14288

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lima, OH
• County: Allen · 98,169 people
• City population: 21,739
• Metro: Lima, OH
• Population (ZIP): 14,197
• Household income: $42,594
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 8.1

Population outlook (Allen County) Hauer SSP2

• Today (2025): 100,321 people
• By 2030: 97,693 · -2.6%
• By 2040: 91,802 · -8.5%
• By 2050: 86,152 · -14.1%
• By 2075: 73,659 · -26.6%
• By 2100: 58,716 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 19% Two or more races 8% Hispanic / Latino 2%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+44.1) · D 27.5% · R 71.6%
• 2008→2024 swing: -23.4pp toward R · 2008: -20.7pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+39.5 2016: R+38.2 2012: R+25.7 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -124.39%
• Current HPI: 126.4189
• 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

1 event — show timeline

• 2026-02-10 Listed $60,000 WCARE

Property tax history

+1.1%/yr

Latest (2025): $326 · +38.4% YoY. Source: county tax records.