755 Gordon St · Piqua, OH 45356

$174,900

3 bd · 1.0 ba · 1,470 sqft · SingleFamily public records · 1 Days on market

Built 1920 6,970 sqft lot Est $200k · 13% 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 +13.1/15.0
• Cash flow +10.6/30.0
• Schools +4.0/10.0
• DSCR +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1.5 story shaded by mature trees and accented by lush perennial landscaping features a welcoming covered front porch to relax the summer days away on. Charming details prevail throughout this well-maintained home boasting a surprising amount of living space including front living room and spacious family room with walk-out in the rear. Well-appointed kitchen provides great cabinet & counter space plus a darling breakfast nook. Perfectly appointed bath with updated surround & vanity. A convenient 1st floor bedroom plus 2-3 (one walks through to others) generous sized 2nd floor bedrooms with 1/2 bath. Exterior features fenced yard, storage shed with overhead door, off-street parking and bonus of a detached in-law suite that offers bedroom, living room, kitchen & bath- ideal rental to supplement income or home office/business/workshop. Seller is offering $2,000 flooring allowance to buyer's contractor of choice at closing.

Key facts

• Covered front porch
• Breakfast nook
• Fenced yard

Tags

• COVERED FRONT PORCH
• FENCED YARD
• STORAGE SHED
• DETACHED IN-LAW SUITE
• BREAKFAST NOOK

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Home design: Residential zoning
• Construction: Vinyl siding
• Exterior features: Fenced yard; Covered porch; Patio

Interior

• Kitchen: Main-level kitchen (approx. 11 x 10)
• Bedrooms: Four main-level bedrooms (sizes: 10 x 9; 12 x 11; 15 x 10; 15 x 12)
• Bathrooms: Two full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Hot water heating; Natural gas heating; Steam heating; Window air conditioning units
• Interior features: Partial, unfinished basement; Decorative fireplace; Breakfast nook
• Laundry & utility: Main-level utility room (approx. 6 x 4)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (29.1% below list).
• Recommended offer: $124k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.7% in Piqua — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 62/100 on livability (#887 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Piqua City (rural): math 45% / reading 50% proficiency, ranked #482 of 656 in OH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 139 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 326 units permitted in Miami County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $60k; list at $175k implies a 192% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $124,079 (29.1% 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. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.71% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.13%
• DSCR: 0.91
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $199,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
626 S Gordon St	0.17mi	3/2.0	1,313 (-11%)	2mo	$182,000	$139	69
403 Blaine Ave	0.43mi	3/1.0	1,555 (+6%)	3mo	$250,000	$161	68
703 Leonard St	0.14mi	4/1.5 (+1)	1,626 (+11%)	4mo	$179,900	$111	65
1110 South St	0.36mi	3/2.0	1,556 (+6%)	5mo	$212,000	$136	65
224 Gordon St	0.52mi	3/1.0	1,388 (-6%)	2mo	$120,000	$86	65
708 Brice Ave	0.25mi	3/1.0	1,254 (-15%)	4mo	$68,571	$55	61
997 Covington Ave	0.57mi	3/1.5	1,560 (+6%)	1mo	$168,000	$108	60
207 Ford Dr	0.37mi	3/2.0	1,336 (-9%)	4mo	$208,700	$156	60
530 Gray St	0.59mi	4/1.0 (+1)	1,514 (+3%)	4mo	$210,000	$139	59
306 Wood St	0.70mi	3/1.0	1,524 (+4%)	4mo	$140,000	$92	58
825 Covington Ave	0.56mi	3/2.0	1,368 (-7%)	5mo	$215,000	$157	54
647 S Wayne St	0.53mi	3/1.5	1,664 (+13%)	4mo	$184,900	$111	48

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: -19.9%
• Equity multiple: 0.31×
• Total profit: $-33,957
• Equity at exit: $26,078

10-year hold

• IRR: -12.9%
• Equity multiple: 0.24×
• Total profit: $-36,990
• Equity at exit: $15,122

Cash invested: $48,972 (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 45356

• Active inventory: 139
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,241 high
• Mortgage (P&I): −$917
• Tax from tax record: −$77 /mo · $927/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $-87

Break-even live

Break-even rent $1,351

Max offer price $159,512

Occupancy floor —

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
717 S Downing St Piqua, OH	3.0	1.0	1212	$1,100	$0.91	2d	1	0.45mi
764 S Wayne St Piqua, OH	3.0	1.0	1203	$1,300	$1.08	43d	1	0.49mi
521-523 Wood St Piqua, OH	2.0	1.0	900	$950	$1.06	3d	1	0.55mi
316 N College St Piqua, OH	2.0	1.0	782	$1,075	$1.37	2d	3	0.83mi
317 Cleveland St Piqua, OH	2.0	1.0	1068	$1,200	$1.12	2d	1	0.83mi
918 W Greene St Piqua, OH	2.0	1.5	1270	$900	$0.71	14d	1	0.96mi
200 E High St Piqua, OH	3.0	1.0	1500	$1,365	$0.91	3d	1	1.04mi
715 Walker St Piqua, OH	3.0	2.0	1100	$1,650	$1.50	3d	1	1.11mi
701 N Wayne St Unit 118 Piqua, OH	2.0	1.0	944	$1,095	$1.16	23d	1	1.20mi
519 Ann St Piqua, OH	3.0	1.0	1388	$1,300	$0.94	2d	1	1.29mi

Listing history 5 events

1. 2026-05-29
   status Pending

   Show marketing remark (959 chars)

   Charming 1.5 story shaded by mature trees and accented by lush perennial landscaping features a welcoming covered front porch to relax the summer days away on. Charming details prevail throughout this well-maintained home boasting a surprising amount of living space including front living room and spacious family room with walk-out in the rear. Well-appointed kitchen provides great cabinet & counter space plus a darling breakfast nook. Perfectly appointed bath with updated surround & vanity. A convenient 1st floor bedroom plus 2-3 (one walks through to others) generous sized 2nd floor bedrooms with 1/2 bath. Exterior features fenced yard, storage shed with overhead door, off-street parking and bonus of a detached in-law suite that offers bedroom, living room, kitchen & bath- ideal rental to supplement income or home office/business/workshop. Seller is offering $2,000 flooring allowance to buyer's contractor of choice at closing.

2. 2026-05-29
   historical Contingency - Finance and Inspections 959-char remark

   Show marketing remark (959 chars)

   Charming 1.5 story shaded by mature trees and accented by lush perennial landscaping features a welcoming covered front porch to relax the summer days away on. Charming details prevail throughout this well-maintained home boasting a surprising amount of living space including front living room and spacious family room with walk-out in the rear. Well-appointed kitchen provides great cabinet & counter space plus a darling breakfast nook. Perfectly appointed bath with updated surround & vanity. A convenient 1st floor bedroom plus 2-3 (one walks through to others) generous sized 2nd floor bedrooms with 1/2 bath. Exterior features fenced yard, storage shed with overhead door, off-street parking and bonus of a detached in-law suite that offers bedroom, living room, kitchen & bath- ideal rental to supplement income or home office/business/workshop. Seller is offering $2,000 flooring allowance to buyer's contractor of choice at closing.

3. 2026-05-26
   listed $174,900 Active

   Show marketing remark (959 chars)

   Charming 1.5 story shaded by mature trees and accented by lush perennial landscaping features a welcoming covered front porch to relax the summer days away on. Charming details prevail throughout this well-maintained home boasting a surprising amount of living space including front living room and spacious family room with walk-out in the rear. Well-appointed kitchen provides great cabinet & counter space plus a darling breakfast nook. Perfectly appointed bath with updated surround & vanity. A convenient 1st floor bedroom plus 2-3 (one walks through to others) generous sized 2nd floor bedrooms with 1/2 bath. Exterior features fenced yard, storage shed with overhead door, off-street parking and bonus of a detached in-law suite that offers bedroom, living room, kitchen & bath- ideal rental to supplement income or home office/business/workshop. Seller is offering $2,000 flooring allowance to buyer's contractor of choice at closing.

4. 2026-05-26
   listed $174,900 Active 959-char remark

   Show marketing remark (959 chars)

   Charming 1.5 story shaded by mature trees and accented by lush perennial landscaping features a welcoming covered front porch to relax the summer days away on. Charming details prevail throughout this well-maintained home boasting a surprising amount of living space including front living room and spacious family room with walk-out in the rear. Well-appointed kitchen provides great cabinet & counter space plus a darling breakfast nook. Perfectly appointed bath with updated surround & vanity. A convenient 1st floor bedroom plus 2-3 (one walks through to others) generous sized 2nd floor bedrooms with 1/2 bath. Exterior features fenced yard, storage shed with overhead door, off-street parking and bonus of a detached in-law suite that offers bedroom, living room, kitchen & bath- ideal rental to supplement income or home office/business/workshop. Seller is offering $2,000 flooring allowance to buyer's contractor of choice at closing.

5. 2009-03-18
   soldstatus $60,000

ⓘ 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: $927 · $77/mo
• Projected year-2 tax: $1,828 · $152/mo
• Expected delta: +$901/yr (+$75/mo · 97.1%)

ⓘ 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: $14,889
• − Mortgage interest: −$9,797
• − Property taxes: −$927
• − Insurance: −$874
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − Depreciation: −$5,088
• Taxable loss: −$4,180
• Est. tax savings @ 24.0%: +$1,003
• After-tax cash flow: $-42/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: Piqua City
• NCES district ID: 3904464
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 50% ▼ -7.00%
• Median HH income: $41,751
• Composite: 39.91/100
• National rank: #3855
• State rank: #482 of 656 in OH

Livability — Piqua

• Score: 62/100
• State rank: #887
• US rank: #16830

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Piqua, OH
• County: Miami County · 85,667 people
• City population: 25,237
• Metro: Dayton-Kettering, OH
• Population (ZIP): 25,237
• Household income: $69,188
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 748.0

Population outlook (Miami County) Hauer SSP2

• Today (2025): 107,816 people
• By 2030: 108,896 · +1.0%
• By 2040: 109,581 · +1.6%
• By 2050: 108,110 · +0.3%
• By 2075: 101,523 · -5.8%
• By 2100: 85,787 · -20.4%

Race, ethnicity, and origin ACS 2023

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

Political lean MEDSL · Miami

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -16.6pp toward R · 2008: -28.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+44.3 2016: R+45.6 2012: R+35.6 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.96%
• Current HPI: 251.435
• Rent YoY: —
• Metro: Dayton-Kettering, OH
• 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

+191.5% since first listed

5 events — show timeline

• 2026-05-29 Pending — Dayton MLS
• 2026-05-29 Contingent — WRIST
• 2026-05-26 Listed $174,900 WRIST
• 2026-05-26 Listed $174,900 Dayton MLS
• 2009-03-18 Sold (Public Records) $60,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $927 · +44.9% YoY. Source: county tax records.