13455 St. Rt. 28, W · Greenfield, OH 45123

$84,900

2 bd · 1.0 ba · 640 sqft · SingleFamily public records · 143 Days on market

Built 1901 0.60 ac lot $133/sqft · 27% below area Est $117k · 27% under

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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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• Schools +4.7/10.0
• 1% rule +4.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

as is . . home was remodeled in 2022 but needs tlc . . large living room could have dining area . . large lot . . shed with lean-to for storage

Key facts

• Large lot
• Large living room
• Remodeled in 2022

Tags

• REMODELED IN 2022
• LARGE LIVING ROOM
• LARGE LOT
• SHED WITH LEAN-TO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $117 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $81k (4.4% below list).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.6% in Greenfield — 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 72/100 on livability (#364 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Greenfield Exempted Village (town): math 56% / reading 56% proficiency, ranked #375 of 656 in OH (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 26 active listings in the ZIP; 20 units permitted in Highland County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($61k/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 $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Highland County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $20k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — 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. 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: 0.96% ✗
• Cap rate: 7.95%
• Cash-on-cash: 5.90%
• DSCR: 1.26
• GRM: 8.7

CMA / ARV

• ARV (median comp): $116,863
• List price: $84,900
• Delta: -27.35%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
725 Mcclain Ave	0.66mi	2/1.0	726 (+13%)	4mo	$111,000	$153	44

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-6,336
• Equity at exit: $12,659

10-year hold

• IRR: 2.3%
• Equity multiple: 1.17×
• Total profit: $3,965
• Equity at exit: $7,341

Cash invested: $23,772 (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 45123

• Home prices YoY: -15.3%
• Active inventory: 26
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $811 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$43 /mo · $522/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$170
• Net cashflow: $117

Break-even live

Break-even rent $663

Max offer price $84,900

Occupancy floor 81%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $84,900 Active 143 DOM
2. 2026-06-17
   days on market $84,900 Active 142 DOM
3. 2026-06-16
   days on market $84,900 Active 141 DOM
4. 2026-06-15
   days on market $84,900 Active 140 DOM
5. 2026-06-13
   days on market $84,900 Active 138 DOM
6. 2026-06-12
   days on market $84,900 Active 137 DOM
7. 2026-06-09
   days on market $84,900 Active 134 DOM
8. 2026-06-08
   days on market $84,900 Active 133 DOM
9. 2026-06-08
   days on market $84,900 Active 132 DOM
10. 2026-06-07
    days on market $84,900 Active 131 DOM
11. 2026-06-04
    days on market $84,900 Active 128 DOM
12. 2026-06-02
    days on market $84,900 Active 127 DOM
13. 2026-06-01
    days on market $84,900 Active 126 DOM
14. 2026-05-31
    days on market $84,900 Active 125 DOM
15. 2026-05-19
    price $84,900 143-char remark

    Show marketing remark (143 chars)

    as is . . home was remodeled in 2022 but needs tlc . . large living room could have dining area . . large lot . . shed with lean-to for storage

16. 2026-04-14
    price $89,900 143-char remark

    Show marketing remark (143 chars)

    as is . . home was remodeled in 2022 but needs tlc . . large living room could have dining area . . large lot . . shed with lean-to for storage

17. 2026-03-11
    price $99,900 143-char remark

    Show marketing remark (143 chars)

    as is . . home was remodeled in 2022 but needs tlc . . large living room could have dining area . . large lot . . shed with lean-to for storage

18. 2026-01-26
    listed $104,900 Active 143-char remark

    Show marketing remark (143 chars)

    as is . . home was remodeled in 2022 but needs tlc . . large living room could have dining area . . large lot . . shed with lean-to for storage

19. 2022-05-27
    soldstatus $92,000 Sold 512-char remark

    Show marketing remark (512 chars)

    Cute Ranch Home Completely remodeled! Everything New! New Hardwood Flooring in Kitchen & Laminate flooring throughout. New Carpet. All New Drywall, New Fixtures, Updated Bath, New Updated Kitchen w/all New Cabinets & Countertops & New Doors & Lighting throughout. Utility room off of kitchen! New Electric box & Updated plumbing! New Siding & Gutters! Large Lot w/Privacy! Shed w/Lean-to. Close to school, shopping, downtown, library, park, and churches. Beautiful home in great location!

20. 2022-05-27
    soldstatus $92,000

    Show marketing remark (512 chars)

    Cute Ranch Home Completely remodeled! Everything New! New Hardwood Flooring in Kitchen & Laminate flooring throughout. New Carpet. All New Drywall, New Fixtures, Updated Bath, New Updated Kitchen w/all New Cabinets & Countertops & New Doors & Lighting throughout. Utility room off of kitchen! New Electric box & Updated plumbing! New Siding & Gutters! Large Lot w/Privacy! Shed w/Lean-to. Close to school, shopping, downtown, library, park, and churches. Beautiful home in great location!

21. 2022-03-25
    historical Contingency Pending 512-char remark

    Show marketing remark (512 chars)

    Cute Ranch Home Completely remodeled! Everything New! New Hardwood Flooring in Kitchen & Laminate flooring throughout. New Carpet. All New Drywall, New Fixtures, Updated Bath, New Updated Kitchen w/all New Cabinets & Countertops & New Doors & Lighting throughout. Utility room off of kitchen! New Electric box & Updated plumbing! New Siding & Gutters! Large Lot w/Privacy! Shed w/Lean-to. Close to school, shopping, downtown, library, park, and churches. Beautiful home in great location!

22. 2022-02-28
    price $94,900 512-char remark

    Show marketing remark (512 chars)

    Cute Ranch Home Completely remodeled! Everything New! New Hardwood Flooring in Kitchen & Laminate flooring throughout. New Carpet. All New Drywall, New Fixtures, Updated Bath, New Updated Kitchen w/all New Cabinets & Countertops & New Doors & Lighting throughout. Utility room off of kitchen! New Electric box & Updated plumbing! New Siding & Gutters! Large Lot w/Privacy! Shed w/Lean-to. Close to school, shopping, downtown, library, park, and churches. Beautiful home in great location!

23. 2021-12-31
    price $99,900 512-char remark

    Show marketing remark (512 chars)

    Cute Ranch Home Completely remodeled! Everything New! New Hardwood Flooring in Kitchen & Laminate flooring throughout. New Carpet. All New Drywall, New Fixtures, Updated Bath, New Updated Kitchen w/all New Cabinets & Countertops & New Doors & Lighting throughout. Utility room off of kitchen! New Electric box & Updated plumbing! New Siding & Gutters! Large Lot w/Privacy! Shed w/Lean-to. Close to school, shopping, downtown, library, park, and churches. Beautiful home in great location!

24. 2021-12-06
    listed $124,900 Active 512-char remark

    Show marketing remark (512 chars)

    Cute Ranch Home Completely remodeled! Everything New! New Hardwood Flooring in Kitchen & Laminate flooring throughout. New Carpet. All New Drywall, New Fixtures, Updated Bath, New Updated Kitchen w/all New Cabinets & Countertops & New Doors & Lighting throughout. Utility room off of kitchen! New Electric box & Updated plumbing! New Siding & Gutters! Large Lot w/Privacy! Shed w/Lean-to. Close to school, shopping, downtown, library, park, and churches. Beautiful home in great location!

25. 1985-07-19
    soldstatus $25,200

ⓘ 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: $522 · $43/mo
• Projected year-2 tax: $923 · $77/mo
• Expected delta: +$401/yr (+$33/mo · 77.0%)

ⓘ 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,737
• − Mortgage interest: −$4,756
• − Property taxes: −$522
• − Insurance: −$424
• − Repairs & maintenance: −$779
• − Management: −$779
• − Depreciation: −$2,470
• Taxable income: $7
• Est. tax owed @ 24.0%: −$2
• After-tax cash flow: $1,401/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: Greenfield Exempted Village
• NCES district ID: 3904540
• Math proficiency: 56% ▼ -4.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $38,037
• Composite: 46.62/100
• National rank: #2411
• State rank: #375 of 656 in OH

Livability — Greenfield

• Score: 72/100
• State rank: #364
• US rank: #5881

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Highland · 42,279 people
• City population: 8,739
• Population (ZIP): 8,739
• Household income: $60,614
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 6.1

Population outlook (Highland County) Hauer SSP2

• Today (2025): 41,165 people
• By 2030: 39,726 · -3.5%
• By 2040: 36,377 · -11.6%
• By 2050: 32,572 · -20.9%
• By 2075: 23,690 · -42.5%
• By 2100: 16,220 · -60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Black 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Italian 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Highland

• 2024 margin: Solid R (+63.4) · D 18.1% · R 81.4%
• 2008→2024 swing: -37.0pp toward R · 2008: -26.3pp · 2024: -63.4pp
• All cycles: 2024: R+63.4 2020: R+60.4 2016: R+56.1 2012: R+30.7 2008: R+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.72%
• Current HPI: 291.4543
• 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

+236.9% since first listed

11 events — show timeline

• 2026-05-19 Price Changed $84,900 SVAR
• 2026-04-14 Price Changed $89,900 SVAR
• 2026-03-11 Price Changed $99,900 SVAR
• 2026-01-26 Listed $104,900 SVAR
• 2022-05-27 Sold (Public Records) $92,000 Public Records
• 2022-05-27 Sold (MLS) $92,000 Cincy MLS
• 2022-03-25 Contingent — Cincy MLS
• 2022-02-28 Price Changed $94,900 Cincy MLS
• 2021-12-31 Price Changed $99,900 Cincy MLS
• 2021-12-06 Listed $124,900 Cincy MLS
• 1985-07-19 Sold (Public Records) $25,200 Public Records

Property tax history

+6.1%/yr

Latest (2025): $522 · +0.0% YoY. Source: county tax records.