415 E Hubbard St · Hamler, OH 43524

$79,000

4 bd · 2.5 ba · 1,792 sqft · SingleFamily public records · 190 Days on market

Built 1978 8,712 sqft lot $44/sqft · 44% below area Est $142k · 44% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.4/10.0
• Schools +6.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Bring your vision to this spacious 4 bedroom, 2.5 bath home situated on a large lot in the heart of Hamler. Offering a large eat-in kitchen, multiple living spaces and first floor primary bedroom. Upstairs, you'll find three additional bedrooms and a full bath. The fenced backyard offers excellent outdoor potential, while the attached 2-car garage and extended driveway provide convenient parking and workspace options. Located on a quiet street near local amenities, parks, and schools, this home presents an excellent opportunity to customize and make it your own. Schedule your private tour today! This property has been placed in an online auction event. Being sold AS-IS, WHERE-IS. Subject to a 5% buyer's premiumpursuant to the Auction Participation Agreement and Terms & Conditions. Minimums will apply. Auction Dates 5/7/26 -5/12/26

Key facts

• Quiet street
• Large lot
• Eat-in kitchen

Tags

• LARGE LOT
• EAT-IN KITCHEN
• FENCED BACKYARD
• QUIET STREET
• MULTIPLE LIVING SPACES
• FIRST FLOOR PRIMARY BEDROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#763 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: crime C-, amenities F, commute F.
• Patrick Henry Local (rural): math 69% / reading 72% proficiency, ranked #148 of 656 in OH (top 23%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 2 active listings in the ZIP; 18 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($546 loan paydown + $4k appreciation (4.8% local appreciation)).
• Henry County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $41k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 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 1978 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.52% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.58%
• DSCR: 1.92
• GRM: 5.5

CMA / ARV

• ARV (median comp): $141,859
• List price: $79,000
• Delta: -44.31%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 E Hubbard St	0.14mi	4/2.5	1,612 (-10%)	7mo	$225,000	$140	71
150 N 1st St	0.53mi	3/2.0 (-1)	1,708 (-5%)	0mo	$130,000	$76	60
435 S First St	0.24mi	3/2.0 (-1)	1,756 (-2%)	23mo	$179,900	$102	59
340 S 1st St	0.30mi	3/1.5 (-1)	1,536 (-14%)	22mo	$134,500	$88	35

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

Projected returns pro-forma

4.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.3%
• Equity multiple: 2.87×
• Total profit: $41,383
• Equity at exit: $43,686

10-year hold

• IRR: 29.2%
• Equity multiple: 5.74×
• Total profit: $104,791
• Equity at exit: $74,517

Cash invested: $22,120 (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 43524

• Home prices YoY: 2.7%
• Active inventory: 2
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,205 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$125 /mo · $1,501/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $379

Break-even live

Break-even rent $724

Max offer price $79,000

Occupancy floor 64%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $79,000 Active 190 DOM
2. 2026-06-17
   days on market $79,000 Active 189 DOM
3. 2026-06-16
   days on market $79,000 Active 188 DOM
4. 2026-06-15
   days on market $79,000 Active 187 DOM
5. 2026-06-13
   days on market $79,000 Active 185 DOM
6. 2026-06-12
   pricedays on market $79,000 Active 184 DOM
7. 2026-06-09
   days on market $85,681 Active 181 DOM
8. 2026-06-08
   days on market $85,681 Active 180 DOM
9. 2026-06-08
   days on market $85,681 Active 179 DOM
10. 2026-06-07
    days on market $85,681 Active 178 DOM
11. 2026-06-04
    days on market $85,681 Active 175 DOM
12. 2026-06-02
    days on market $85,681 Active 174 DOM
13. 2026-06-01
    days on market $85,681 Active 173 DOM
14. 2026-05-31
    days on market $85,681 Active 172 DOM
15. 2026-05-07
    price $85,681 847-char remark

    Show marketing remark (847 chars)

    Bring your vision to this spacious 4 bedroom, 2.5 bath home situated on a large lot in the heart of Hamler. Offering a large eat-in kitchen, multiple living spaces and first floor primary bedroom. Upstairs, you'll find three additional bedrooms and a full bath. The fenced backyard offers excellent outdoor potential, while the attached 2-car garage and extended driveway provide convenient parking and workspace options. Located on a quiet street near local amenities, parks, and schools, this home presents an excellent opportunity to customize and make it your own. Schedule your private tour today! This property has been placed in an online auction event. Being sold AS-IS, WHERE-IS. Subject to a 5% buyer's premiumpursuant to the Auction Participation Agreement and Terms & Conditions. Minimums will apply. Auction Dates 5/7/26 -5/12/26

16. 2026-04-06
    price $93,131 847-char remark

    Show marketing remark (847 chars)

    Bring your vision to this spacious 4 bedroom, 2.5 bath home situated on a large lot in the heart of Hamler. Offering a large eat-in kitchen, multiple living spaces and first floor primary bedroom. Upstairs, you'll find three additional bedrooms and a full bath. The fenced backyard offers excellent outdoor potential, while the attached 2-car garage and extended driveway provide convenient parking and workspace options. Located on a quiet street near local amenities, parks, and schools, this home presents an excellent opportunity to customize and make it your own. Schedule your private tour today! This property has been placed in an online auction event. Being sold AS-IS, WHERE-IS. Subject to a 5% buyer's premiumpursuant to the Auction Participation Agreement and Terms & Conditions. Minimums will apply. Auction Dates 5/7/26 -5/12/26

17. 2026-03-04
    price $101,229 847-char remark

    Show marketing remark (847 chars)

    Bring your vision to this spacious 4 bedroom, 2.5 bath home situated on a large lot in the heart of Hamler. Offering a large eat-in kitchen, multiple living spaces and first floor primary bedroom. Upstairs, you'll find three additional bedrooms and a full bath. The fenced backyard offers excellent outdoor potential, while the attached 2-car garage and extended driveway provide convenient parking and workspace options. Located on a quiet street near local amenities, parks, and schools, this home presents an excellent opportunity to customize and make it your own. Schedule your private tour today! This property has been placed in an online auction event. Being sold AS-IS, WHERE-IS. Subject to a 5% buyer's premiumpursuant to the Auction Participation Agreement and Terms & Conditions. Minimums will apply. Auction Dates 5/7/26 -5/12/26

18. 2026-02-03
    price $110,032 847-char remark

    Show marketing remark (847 chars)

    Bring your vision to this spacious 4 bedroom, 2.5 bath home situated on a large lot in the heart of Hamler. Offering a large eat-in kitchen, multiple living spaces and first floor primary bedroom. Upstairs, you'll find three additional bedrooms and a full bath. The fenced backyard offers excellent outdoor potential, while the attached 2-car garage and extended driveway provide convenient parking and workspace options. Located on a quiet street near local amenities, parks, and schools, this home presents an excellent opportunity to customize and make it your own. Schedule your private tour today! This property has been placed in an online auction event. Being sold AS-IS, WHERE-IS. Subject to a 5% buyer's premiumpursuant to the Auction Participation Agreement and Terms & Conditions. Minimums will apply. Auction Dates 5/7/26 -5/12/26

19. 2025-12-10
    listed $119,600 Active 847-char remark

    Show marketing remark (847 chars)

    Bring your vision to this spacious 4 bedroom, 2.5 bath home situated on a large lot in the heart of Hamler. Offering a large eat-in kitchen, multiple living spaces and first floor primary bedroom. Upstairs, you'll find three additional bedrooms and a full bath. The fenced backyard offers excellent outdoor potential, while the attached 2-car garage and extended driveway provide convenient parking and workspace options. Located on a quiet street near local amenities, parks, and schools, this home presents an excellent opportunity to customize and make it your own. Schedule your private tour today! This property has been placed in an online auction event. Being sold AS-IS, WHERE-IS. Subject to a 5% buyer's premiumpursuant to the Auction Participation Agreement and Terms & Conditions. Minimums will apply. Auction Dates 5/7/26 -5/12/26

20. 2025-10-09
    price $63,340 187-char remark

    Show marketing remark (187 chars)

    All offers must have pre-approval letter. Subject to sellers purchase addendum. This property is approved for "ExpressPath Finacing", call the listing agent for more information

21. 2006-11-16
    soldstatus $63,340
22. 2006-11-14
    soldstatus $63,340 187-char remark

    Show marketing remark (187 chars)

    All offers must have pre-approval letter. Subject to sellers purchase addendum. This property is approved for "ExpressPath Finacing", call the listing agent for more information

23. 2006-10-05
    price $69,900 187-char remark

    Show marketing remark (187 chars)

    All offers must have pre-approval letter. Subject to sellers purchase addendum. This property is approved for "ExpressPath Finacing", call the listing agent for more information

24. 2006-07-06
    listed $69,900 187-char remark

    Show marketing remark (187 chars)

    All offers must have pre-approval letter. Subject to sellers purchase addendum. This property is approved for "ExpressPath Finacing", call the listing agent for more information

25. 2006-06-23
    historical
26. 2006-04-11
    listed $79,900
27. 1996-04-02
    soldstatus $44,300
28. 1992-10-30
    soldstatus $44,300
29. 1991-10-31
    soldstatus $43,500

ⓘ 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: $1,501 · $125/mo
• Projected year-2 tax: $1,501 · $125/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 57% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 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: $14,455
• − Mortgage interest: −$4,425
• − Property taxes: −$1,501
• − Insurance: −$395
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$2,298
• Taxable income: $3,522
• Est. tax owed @ 24.0%: −$845
• After-tax cash flow: $3,706/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: Patrick Henry Local
• NCES district ID: 3904759
• Math proficiency: 69% ▼ -7.00%
• Reading proficiency: 72% ▼ -5.00%
• Median HH income: $50,401
• Composite: 59.81/100
• National rank: #897
• State rank: #148 of 656 in OH

Livability — Hamler

• Score: 64/100
• State rank: #763
• US rank: #13768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamler, OH
• County: Henry · 27,211 people
• City population: 1,012
• Population (ZIP): 1,012
• Household income: $62,188
• Rent vs Own: 13.8% rent · 86.2% own

Population outlook (Henry County) Hauer SSP2

• Today (2025): 27,204 people
• By 2030: 26,657 · -2.0%
• By 2040: 25,149 · -7.6%
• By 2050: 23,361 · -14.1%
• By 2075: 20,409 · -25.0%
• By 2100: 18,199 · -33.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Slovak 4% English 2% Romanian 2%
• Foreign-born: 0% · Canada
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 3%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+46.7) · D 26.2% · R 72.9%
• 2008→2024 swing: -33.8pp toward R · 2008: -12.9pp · 2024: -46.7pp
• All cycles: 2024: R+46.7 2020: R+43.5 2016: R+39.8 2012: R+18.6 2008: R+12.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.77%
• Current HPI: 183.7761
• 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

+97.0% since first listed

15 events — show timeline

• 2026-05-07 Price Changed $85,681 NORIS
• 2026-04-06 Price Changed $93,131 NORIS
• 2026-03-04 Price Changed $101,229 NORIS
• 2026-02-03 Price Changed $110,032 NORIS
• 2025-12-10 Listed $119,600 NORIS
• 2025-10-09 Price Changed $63,340 NORIS
• 2006-11-16 Sold (Public Records) $63,340 Public Records
• 2006-11-14 Sold (MLS) $63,340 NORIS
• 2006-10-05 Price Changed $69,900 NORIS
• 2006-07-06 Listed $69,900 NORIS
• 2006-06-23 Listing Removed — NORIS
• 2006-04-11 Listed $79,900 NORIS
• 1996-04-02 Sold (Public Records) $44,300 Public Records
• 1992-10-30 Sold (Public Records) $44,300 Public Records
• 1991-10-31 Sold (Public Records) $43,500 Public Records

Property tax history

-3.1%/yr

Latest (2025): $1,501 · -1.4% YoY. Source: county tax records.