123 Eagles Point Pt W · Lima, OH 45805

$193,000

2 bd · 1.5 ba · 1,168 sqft · Condo public records · 188 Days on market

Built 2004 $210/mo HOA · 8% of rent

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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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 123 Eagles Point West! This nicely updated ranch condo is in a prime location and features 2 bedrooms, 2 bathrooms, and loads of updates! In the last couple of years, this home has gotten new: vinyl plank flooring, carpet, paint, lighting, and roof. Condo fee includes lawn care, snow removal, landscaping, structure insurance, and exterior maintenance which makes for carefree living! Bright and airy living room has vaulted ceilings and is open-concept to the kitchen and dining spaces. Spacious master features double closets and private bathroom. All appliances included. If you've been looking for an affordable, updated condo in the Shawnee School District, look no further! Call today to schedule your showing! Agent is owner.

Key facts

• New lighting
• New carpet
• New paint

Tags

• UPDATED RANCH CONDO
• PRIME LOCATION
• VINYL PLANK FLOORING
• NEW CARPET
• NEW PAINT
• NEW LIGHTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $193k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $193k).
• Recommended offer: $170k (12.0% below list) — sets the bar for market timing.

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.
• Shawnee Local (suburban): math 71% / reading 77% proficiency, ranked #100 of 656 in OH (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 105 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 88 units permitted in Allen County in 2024 (0 in 5+ unit buildings).
• At $2,500/mo this rent would consume 45% of the median local household income ($66k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $17k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $164k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $169,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.30% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.39%
• DSCR: 1.46
• GRM: 6.4

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: -0.7%
• Equity multiple: 0.98×
• Total profit: $-1,335
• Equity at exit: $28,777

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $37,789
• Equity at exit: $16,687

Cash invested: $54,040 (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 45805

• Active inventory: 105
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,012
• Tax from tax record: −$205 /mo · $2,456/yr
• Insurance: −$80
• HOA: −$210
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $468

Break-even live

Break-even rent $1,908

Max offer price $193,000

Occupancy floor 76%

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: $48,250
• Closing costs: $5,790
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
608 S Primrose Pl Lima, OH	3.0	2.0	1200	$2,500	$2.08	43d	1	1.41mi

HOA detail condo

• Monthly dues: $210 · $2,520/yr
• Likely covers: landscapingsnow removalexterior maint.
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $193,000 Active 188 DOM
2. 2026-06-17
   days on market $193,000 Active 187 DOM
3. 2026-06-16
   days on market $193,000 Active 186 DOM
4. 2026-06-15
   days on market $193,000 Active 185 DOM
5. 2026-06-13
   days on market $193,000 Active 183 DOM
6. 2026-06-12
   days on market $193,000 Active 182 DOM
7. 2026-06-09
   days on market $193,000 Active 179 DOM
8. 2026-06-08
   days on market $193,000 Active 178 DOM
9. 2026-06-08
   days on market $193,000 Active 177 DOM
10. 2026-06-07
    days on market $193,000 Active 176 DOM
11. 2026-06-04
    days on market $193,000 Active 173 DOM
12. 2026-06-02
    days on market $193,000 Active 172 DOM
13. 2026-06-01
    days on market $193,000 Active 171 DOM
14. 2026-05-31
    days on market $193,000 Active 170 DOM
15. 2026-03-10
    price $193,000 748-char remark

    Show marketing remark (748 chars)

    Welcome to 123 Eagles Point West! This nicely updated ranch condo is in a prime location and features 2 bedrooms, 2 bathrooms, and loads of updates! In the last couple of years, this home has gotten new: vinyl plank flooring, carpet, paint, lighting, and roof. Condo fee includes lawn care, snow removal, landscaping, structure insurance, and exterior maintenance which makes for carefree living! Bright and airy living room has vaulted ceilings and is open-concept to the kitchen and dining spaces. Spacious master features double closets and private bathroom. All appliances included. If you've been looking for an affordable, updated condo in the Shawnee School District, look no further! Call today to schedule your showing! Agent is owner.

16. 2026-01-28
    price $195,000 748-char remark

    Show marketing remark (748 chars)

    Welcome to 123 Eagles Point West! This nicely updated ranch condo is in a prime location and features 2 bedrooms, 2 bathrooms, and loads of updates! In the last couple of years, this home has gotten new: vinyl plank flooring, carpet, paint, lighting, and roof. Condo fee includes lawn care, snow removal, landscaping, structure insurance, and exterior maintenance which makes for carefree living! Bright and airy living room has vaulted ceilings and is open-concept to the kitchen and dining spaces. Spacious master features double closets and private bathroom. All appliances included. If you've been looking for an affordable, updated condo in the Shawnee School District, look no further! Call today to schedule your showing! Agent is owner.

17. 2026-01-19
    price $199,000 748-char remark

    Show marketing remark (748 chars)

    Welcome to 123 Eagles Point West! This nicely updated ranch condo is in a prime location and features 2 bedrooms, 2 bathrooms, and loads of updates! In the last couple of years, this home has gotten new: vinyl plank flooring, carpet, paint, lighting, and roof. Condo fee includes lawn care, snow removal, landscaping, structure insurance, and exterior maintenance which makes for carefree living! Bright and airy living room has vaulted ceilings and is open-concept to the kitchen and dining spaces. Spacious master features double closets and private bathroom. All appliances included. If you've been looking for an affordable, updated condo in the Shawnee School District, look no further! Call today to schedule your showing! Agent is owner.

18. 2026-01-06
    price $206,900 748-char remark

    Show marketing remark (748 chars)

    Welcome to 123 Eagles Point West! This nicely updated ranch condo is in a prime location and features 2 bedrooms, 2 bathrooms, and loads of updates! In the last couple of years, this home has gotten new: vinyl plank flooring, carpet, paint, lighting, and roof. Condo fee includes lawn care, snow removal, landscaping, structure insurance, and exterior maintenance which makes for carefree living! Bright and airy living room has vaulted ceilings and is open-concept to the kitchen and dining spaces. Spacious master features double closets and private bathroom. All appliances included. If you've been looking for an affordable, updated condo in the Shawnee School District, look no further! Call today to schedule your showing! Agent is owner.

19. 2025-12-12
    listed $209,900 Active 748-char remark

    Show marketing remark (748 chars)

    Welcome to 123 Eagles Point West! This nicely updated ranch condo is in a prime location and features 2 bedrooms, 2 bathrooms, and loads of updates! In the last couple of years, this home has gotten new: vinyl plank flooring, carpet, paint, lighting, and roof. Condo fee includes lawn care, snow removal, landscaping, structure insurance, and exterior maintenance which makes for carefree living! Bright and airy living room has vaulted ceilings and is open-concept to the kitchen and dining spaces. Spacious master features double closets and private bathroom. All appliances included. If you've been looking for an affordable, updated condo in the Shawnee School District, look no further! Call today to schedule your showing! Agent is owner.

20. 2024-07-22
    soldstatus $163,500 Closed 447-char remark

    Show marketing remark (447 chars)

    Condo located in the Convenient Community, The Village at Eagle's Point. Open floor concept, ranch design with 2 bedrooms, 2 bathrooms, 1.5 car attached garage (19x19), nice patio off the kitchen area. Updates include laminate flooring in main area, bright family room, all kitchen appliances included, condo fee $175 per month. Fee includes lawn care, exterior maintenance, snow removal, and landscaping. New roof 2022, immaculate, move-in ready!

21. 2024-07-22
    soldstatus $163,500

    Show marketing remark (447 chars)

    Condo located in the Convenient Community, The Village at Eagle's Point. Open floor concept, ranch design with 2 bedrooms, 2 bathrooms, 1.5 car attached garage (19x19), nice patio off the kitchen area. Updates include laminate flooring in main area, bright family room, all kitchen appliances included, condo fee $175 per month. Fee includes lawn care, exterior maintenance, snow removal, and landscaping. New roof 2022, immaculate, move-in ready!

22. 2024-06-26
    status Pending 447-char remark

    Show marketing remark (447 chars)

    Condo located in the Convenient Community, The Village at Eagle's Point. Open floor concept, ranch design with 2 bedrooms, 2 bathrooms, 1.5 car attached garage (19x19), nice patio off the kitchen area. Updates include laminate flooring in main area, bright family room, all kitchen appliances included, condo fee $175 per month. Fee includes lawn care, exterior maintenance, snow removal, and landscaping. New roof 2022, immaculate, move-in ready!

23. 2024-06-24
    listed $165,500 Active 447-char remark

    Show marketing remark (447 chars)

    Condo located in the Convenient Community, The Village at Eagle's Point. Open floor concept, ranch design with 2 bedrooms, 2 bathrooms, 1.5 car attached garage (19x19), nice patio off the kitchen area. Updates include laminate flooring in main area, bright family room, all kitchen appliances included, condo fee $175 per month. Fee includes lawn care, exterior maintenance, snow removal, and landscaping. New roof 2022, immaculate, move-in ready!

24. 2019-06-21
    soldstatus $132,000

ⓘ 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: $2,456 · $205/mo
• Projected year-2 tax: $2,733 · $228/mo
• Expected delta: +$277/yr (+$23/mo · 11.3%)

ⓘ 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: $30,000
• − Mortgage interest: −$10,811
• − Property taxes: −$2,456
• − Insurance: −$965
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$2,520
• − Depreciation: −$5,615
• Taxable income: $2,834
• Est. tax owed @ 24.0%: −$680
• After-tax cash flow: $4,934/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: Shawnee Local
• NCES district ID: 3904579
• Math proficiency: 71% ▼ -9.00%
• Reading proficiency: 77% ▼ -4.00%
• Median HH income: $61,634
• Composite: 63.78/100
• National rank: #597
• State rank: #100 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

• County: Allen · 98,169 people
• City population: 21,739
• Metro: Lima, OH
• Population (ZIP): 24,746
• Household income: $65,954
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 8.0

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 (74%)
• Race & ethnicity: White 74% Black 15% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 2% Slovak 2% Romanian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 1% Vietnamese 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: ▼ -156.78%
• Current HPI: 210.6397
• 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

+46.2% since first listed

10 events — show timeline

• 2026-03-10 Price Changed $193,000 WCARE
• 2026-01-28 Price Changed $195,000 WCARE
• 2026-01-19 Price Changed $199,000 WCARE
• 2026-01-06 Price Changed $206,900 WCARE
• 2025-12-12 Listed $209,900 WCARE
• 2024-07-22 Sold (Public Records) $163,500 Public Records
• 2024-07-22 Sold (MLS) $163,500 WCARE
• 2024-06-26 Pending — WCARE
• 2024-06-24 Listed $165,500 WCARE
• 2019-06-21 Sold (Public Records) $132,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $2,456 · +14.3% YoY. Source: county tax records.