424 N Main St · Hamden, OH 45634

$39,000

2 bd · 1.0 ba · 1,035 sqft · SingleFamily public records · 40 Days on market

Built 1941 $38/sqft · 68% below area

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If you have been looking for a project to do this year, this is it!! House is ready for you to come in and fix it up!

Key facts

• Rental investment
• Detached garage
• Fixer-upper

Tags

• DETACHED GARAGE
• FIXER-UPPER
• RENTAL INVESTMENT

Property features AI

Finance

• Other: Residential property; Total rooms: 7

Exterior

• Parking: Detached garage; Open parking; Concrete parking surfaces
• Utilities: Public water; Public sewer; 100 amp electric service
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: No subdivision; Directions: From Wellston, take State Route 93 north into Vinton County; once entering Hamden the house will be on the right

Interior

• Kitchen: Electric water heater
• Bedrooms: 2 main-level bedrooms
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric forced-air heating
• Interior features: Eat-in kitchen; Double pane windows; Crawl space basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($957 rent vs $39k).
• Recommended offer: $38k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#893 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D-, amenities F.
• Vinton County Local (rural): math 45% / reading 48% proficiency, ranked #495 of 656 in OH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Vinton County Middle School (math 37% / reading 42%, grade F, #519 of 654 statewide, top 80%, 403 students, 0% FRL); Vinton County High School (math 27% / reading 47%, grade F, #564 of 781 statewide, top 74%, 547 students, 0% FRL) — zoned schools average 0% FRL vs 60% district-wide (60 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 16 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($270 loan paydown + $1k appreciation (3.0% local appreciation)).
• Vinton County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $17k; list at $39k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $37,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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 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: 2.45% ✓
• Cap rate: 20.63%
• Cash-on-cash: 51.22%
• DSCR: 3.28
• GRM: 3.4

CMA / ARV

• ARV (median comp): $121,555
• List price: $39,000
• Delta: -67.92%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
155 N Mckinnis Ave	0.16mi	2/1.0	1,008 (-3%)	22mo	$110,000	$109	70
128 Church St	0.29mi	2/1.0	955 (-8%)	23mo	$97,000	$102	54

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

Projected returns pro-forma

3.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.4%
• Equity multiple: 4.16×
• Total profit: $34,462
• Equity at exit: $17,591

10-year hold

• IRR: 56.0%
• Equity multiple: 8.42×
• Total profit: $81,057
• Equity at exit: $27,153

Cash invested: $10,920 (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 45634

• Home prices YoY: 2.1%
• Active inventory: 16
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $957 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$69 /mo · $828/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $466

Break-even live

Break-even rent $367

Max offer price $39,000

Occupancy floor 46%

Sensitivity live

Price	-10% $488	-5% $477	+0% $466	+5% $455	+10% $444
Rent	-10% $390	-5% $428	+0% $466	+5% $504	+10% $542
Rate	-1.0pp $486	-0.5pp $476	base $466	+0.5pp $456	+1.0pp $446

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $39,000 Active 40 DOM
2. 2026-06-18
   days on market $39,000 Active 38 DOM
3. 2026-06-17
   days on market $39,000 Active 37 DOM
4. 2026-06-16
   days on market $39,000 Active 36 DOM
5. 2026-06-15
   days on market $39,000 Active 35 DOM
6. 2026-06-13
   days on market $39,000 Active 33 DOM
7. 2026-06-12
   days on market $39,000 Active 32 DOM
8. 2026-06-09
   days on market $39,000 Active 29 DOM
9. 2026-06-08
   days on market $39,000 Active 28 DOM
10. 2026-06-08
    days on market $39,000 Active 27 DOM
11. 2026-06-04
    days on market $39,000 Active 23 DOM
12. 2026-06-02
    days on market $39,000 Active 22 DOM
13. 2026-06-01
    days on market $39,000 Active 21 DOM
14. 2026-05-31
    days on market $39,000 Active 20 DOM
15. 2026-05-11
    listed $39,000 Active 532-char remark
16. 2023-02-22
    soldstatus $17,000 117-char remark

    Show marketing remark (117 chars)

    If you have been looking for a project to do this year, this is it!! House is ready for you to come in and fix it up!

17. 2023-01-19
    listed $17,000 117-char remark

    Show marketing remark (117 chars)

    If you have been looking for a project to do this year, this is it!! House is ready for you to come in and fix it up!

18. 2011-10-26
    soldstatus $18,000

ⓘ 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: $828 · $69/mo
• Projected year-2 tax: $828 · $69/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,482
• − Mortgage interest: −$2,185
• − Property taxes: −$828
• − Insurance: −$195
• − Repairs & maintenance: −$919
• − Management: −$919
• − Depreciation: −$1,135
• Taxable income: $5,302
• Est. tax owed @ 24.0%: −$1,273
• After-tax cash flow: $4,321/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: Vinton County Local
• NCES district ID: 3905039
• Math proficiency: 45% ▼ -15.00%
• Reading proficiency: 48% ▼ -14.00%
• Median HH income: $37,809
• Composite: 38.71/100
• National rank: #4139
• State rank: #495 of 656 in OH

Livability — Hamden

• Score: 62/100
• State rank: #893
• US rank: #16927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamden, OH
• County: Vinton · 12,723 people
• Population (ZIP): 1,562
• Household income: $52,879
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 10.1

Population outlook (Vinton County) Hauer SSP2

• Today (2025): 12,330 people
• By 2030: 11,849 · -3.9%
• By 2040: 10,752 · -12.8%
• By 2050: 9,625 · -21.9%
• By 2075: 7,265 · -41.1%
• By 2100: 5,520 · -55.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Portuguese 2% Slovak 2% Scandinavian 2%
• Foreign-born: 2%

Political lean MEDSL · Vinton

• 2024 margin: Solid R (+58.6) · D 20.4% · R 79.0%
• 2008→2024 swing: -48.7pp toward R · 2008: -9.9pp · 2024: -58.6pp
• All cycles: 2024: R+58.6 2020: R+54.8 2016: R+45.7 2012: R+7.8 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.02%
• Current HPI: 145.8483
• 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

+116.7% since first listed

4 events — show timeline

• 2026-05-11 Listed $39,000 SVAR
• 2023-02-22 Sold (MLS) $17,000 ACBOR
• 2023-01-19 Listed $17,000 ACBOR
• 2011-10-26 Sold (Public Records) $18,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $828 · -0.3% YoY. Source: county tax records.