301 N Main St · Eldorado, OH 45321

$110,000

3 bd · 1.0 ba · 1,504 sqft · SingleFamily public records · 1 Days on market

Built 1900 7,200 sqft lot Est $185k · 41% under

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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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• Appreciation +7.0/10.0
• 1% rule +6.6/10.0
• Schools +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home offers over 1500 sq ft with Large rooms. 3 to 4 bedrooms, large living rm, eat in kitchen, plus dining rm. Kitchen has built in cupboard. Home needs a little TLC but you can move right in and work on it. Outside offers a 32X16 2 story barn/garage with walk up floored attic.

Key facts

• Large barn
• Multiple vehicles
• 7,200 sq ft lot

Tags

• LARGE BARN
• ABUNDANT STORAGE SPACE
• MULTIPLE VEHICLES

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached garage with storage
• Security: Smoke detector(s)
• Utilities: Natural gas available; Sewer available; Public water available
• Home design: Wood-sided exterior
• Construction: Wood siding construction
• Exterior features: Smoke detector(s); Residential zoning

Interior

• Kitchen: Cooktop
• Bedrooms: Second-level bedroom (10 x 9); Second-level bedroom (21 x 12); Main-level bedroom (9 x 7); Main-level bedroom (13 x 9)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Window cooling unit(s)
• Interior features: Wood window frames; Laminate countertops; Crawl space basement
• Laundry & utility: Main-level laundry room (10 x 9); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).

Location & tenants

• Location reads 63/100 on livability (#843 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D+, schools 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: 4 active listings in the ZIP; 55 units permitted in Preble County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($761 loan paydown + $4k appreciation (4.0% local appreciation)).
• Preble County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y ago 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 $45k; list at $110k implies a 144% 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 $110,000

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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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. 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: 1.16% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.88%
• DSCR: 1.53
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $184,992
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
540 Parkview Dr	0.31mi	3/1.0	1,524 (+1%)	23mo	$128,000	$84	64
550 N Maple St	0.26mi	3/1.5	1,338 (-11%)	6mo	$165,000	$123	62

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 2.26×
• Total profit: $38,918
• Equity at exit: $56,123

10-year hold

• IRR: 21.3%
• Equity multiple: 4.37×
• Total profit: $103,928
• Equity at exit: $92,076

Cash invested: $30,800 (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 45321

• Home prices YoY: 2.1%
• Active inventory: 4
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,275 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$80 /mo · $959/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $305

Break-even live

Break-even rent $889

Max offer price $110,000

Occupancy floor 71%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-22
   listed $110,000 Active
2. 2020-05-01
   soldstatus $45,000
3. 2020-04-30
   soldstatus $45,000 Sold 279-char remark

   Show marketing remark (279 chars)

   Home offers over 1500 sq ft with Large rooms. 3 to 4 bedrooms, large living rm, eat in kitchen, plus dining rm. Kitchen has built in cupboard. Home needs a little TLC but you can move right in and work on it. Outside offers a 32X16 2 story barn/garage with walk up floored attic.

4. 2020-04-30
   soldstatus $45,000 Closed 279-char remark

   Show marketing remark (279 chars)

   Home offers over 1500 sq ft with Large rooms. 3 to 4 bedrooms, large living rm, eat in kitchen, plus dining rm. Kitchen has built in cupboard. Home needs a little TLC but you can move right in and work on it. Outside offers a 32X16 2 story barn/garage with walk up floored attic.

5. 2020-03-16
   historical Active/Pending 279-char remark

   Show marketing remark (279 chars)

   Home offers over 1500 sq ft with Large rooms. 3 to 4 bedrooms, large living rm, eat in kitchen, plus dining rm. Kitchen has built in cupboard. Home needs a little TLC but you can move right in and work on it. Outside offers a 32X16 2 story barn/garage with walk up floored attic.

6. 2020-01-14
   listed $49,900 Active 279-char remark

   Show marketing remark (279 chars)

   Home offers over 1500 sq ft with Large rooms. 3 to 4 bedrooms, large living rm, eat in kitchen, plus dining rm. Kitchen has built in cupboard. Home needs a little TLC but you can move right in and work on it. Outside offers a 32X16 2 story barn/garage with walk up floored attic.

7. 2007-12-04
   historical
8. 2007-06-03
   listed $89,900

ⓘ 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: $959 · $80/mo
• Projected year-2 tax: $1,337 · $111/mo
• Expected delta: +$379/yr (+$32/mo · 39.5%)

ⓘ 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 ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% 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: $15,304
• − Mortgage interest: −$6,162
• − Property taxes: −$959
• − Insurance: −$550
• − Repairs & maintenance: −$1,224
• − Management: −$1,224
• − Depreciation: −$3,200
• Taxable income: $1,985
• Est. tax owed @ 24.0%: −$476
• After-tax cash flow: $3,183/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 — Eldorado

• Score: 63/100
• State rank: #843
• US rank: #15804

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eldorado, OH
• County: Preble · 42,634 people
• Population (ZIP): 1,254
• Household income: $67,153
• Rent vs Own: 14.2% rent · 85.8% own
• Severe rent burden: 12.3

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Iranian 3% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · French/Haitian/Cajun 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: ▲ 4.05%
• Current HPI: 199.5416
• 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

+22.4% since first listed

8 events — show timeline

• 2026-05-22 Listed $110,000 Dayton MLS
• 2020-05-01 Sold (Public Records) $45,000 Public Records
• 2020-04-30 Sold (MLS) $45,000 Dayton MLS
• 2020-04-30 Sold (MLS) $45,000 Dayton MLS
• 2020-03-16 Contingent — Dayton MLS
• 2020-01-14 Listed $49,900 Dayton MLS
• 2007-12-04 Listing Removed — Cincy MLS
• 2007-06-03 Listed $89,900 Cincy MLS

Property tax history

+3.7%/yr

Latest (2025): $959 · -0.9% YoY. Source: county tax records.