384 Howard St · Wilmington, OH 45177

$134,900

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 7 Days on market

Built 1949 8,732 sqft lot Est $148k · 9% 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 +26.6/30.0
• ARV discount +11.4/15.0
• DSCR +9.1/10.0
• 1% rule +6.1/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very well maintained home. Freshly painted and in great shape. Relatively new metal roof, microwave and dishwasher stay. Newly blacktopped driveway. A Well lit and very practical home.

Key facts

• New gutters
• Downspouts
• Pellet stove

Tags

• UPDATED FRONT PORCH
• PELLET STOVE
• NEWLY INSTALLED BACK DOOR
• NEW GUTTERS
• DOWNSPOUTS
• CHIMNEY CAP

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Electric water heater; Window cooling units; Electric heating (baseboard)
• Home design: Single-story home; Wood siding construction; Residential zoning
• Construction: Wood siding exterior
• Exterior features: Smoke detector(s); Lot approximately 0.20 acres (59 x 148)

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator; Laminate counters
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Baseboard heating (electric); Window cooling units
• Interior features: Kitchen and family room combined; Laminate counters; Dehumidifier
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $361 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 9.5% vs local median 6.2% in Wilmington — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#202 in OH, #3,127 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities D, commute F.
• Wilmington City (town): math 42% / reading 51% proficiency, ranked #492 of 656 in OH (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 107 active listings in the ZIP; 119 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Clinton County population projected at -12% 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 $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 22y 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 $70k; list at $135k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,900

Questions for the listing agent

1. Built in 1949 — 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. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.47%
• DSCR: 1.51
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $147,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
533 N Wood St	0.30mi	3/1.0	933 (+4%)	10mo	$137,000	$147	71
421 N Spring St	0.33mi	2/1.0 (-1)	978 (+9%)	5mo	$120,000	$123	61
1329 Wayne Rd	0.69mi	3/1.0	912 (+1%)	8mo	$150,000	$164	59
372 N Wood St	0.28mi	3/1.0	956 (+6%)	21mo	$187,000	$196	59
157 Indiana Ave	0.60mi	2/1.0 (-1)	918 (+2%)	7mo	$173,000	$188	57
399 W Main St	0.36mi	3/1.0	984 (+9%)	13mo	$185,000	$188	57
660 Xenia Ave	0.53mi	3/1.5	986 (+10%)	1mo	$138,350	$140	56
952 Xenia Ave	0.51mi	2/1.0 (-1)	864 (-4%)	10mo	$180,000	$208	56
841 Ohio Ave	0.60mi	2/1.0 (-1)	824 (-8%)	3mo	$124,000	$150	51
523 N Wood St	0.30mi	2/1.0 (-1)	767 (-15%)	11mo	$45,000	$59	48
165 Lorish Ave	0.71mi	2/1.0 (-1)	996 (+11%)	6mo	$149,500	$150	40
149 W Truesdell St	0.71mi	2/1.0 (-1)	1,026 (+14%)	8mo	$178,000	$173	32

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: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,084
• Equity at exit: $20,114

10-year hold

• IRR: 10.4%
• Equity multiple: 1.80×
• Total profit: $30,369
• Equity at exit: $11,664

Cash invested: $37,772 (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 45177

• Active inventory: 107
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,503 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$63 /mo · $751/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $361

Break-even live

Break-even rent $1,046

Max offer price $134,900

Occupancy floor 71%

Sensitivity live

Price	-10% $437	-5% $399	+0% $361	+5% $323	+10% $285
Rent	-10% $242	-5% $302	+0% $361	+5% $420	+10% $480
Rate	-1.0pp $429	-0.5pp $395	base $361	+0.5pp $326	+1.0pp $290

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-21
   listed $134,900 Active
2. 2023-02-13
   soldstatus $70,000
3. 2018-12-28
   soldstatus $44,100
4. 2018-12-17
   soldstatus $44,000 Sold 185-char remark

   Show marketing remark (185 chars)

   Very well maintained home. Freshly painted and in great shape. Relatively new metal roof, microwave and dishwasher stay. Newly blacktopped driveway. A Well lit and very practical home.

5. 2018-11-10
   status Pending 185-char remark

   Show marketing remark (185 chars)

   Very well maintained home. Freshly painted and in great shape. Relatively new metal roof, microwave and dishwasher stay. Newly blacktopped driveway. A Well lit and very practical home.

6. 2018-10-13
   status Active 185-char remark

   Show marketing remark (185 chars)

   Very well maintained home. Freshly painted and in great shape. Relatively new metal roof, microwave and dishwasher stay. Newly blacktopped driveway. A Well lit and very practical home.

7. 2018-09-01
   status Pending 185-char remark

   Show marketing remark (185 chars)

   Very well maintained home. Freshly painted and in great shape. Relatively new metal roof, microwave and dishwasher stay. Newly blacktopped driveway. A Well lit and very practical home.

8. 2018-08-21
   listed $49,000 Active 185-char remark

   Show marketing remark (185 chars)

   Very well maintained home. Freshly painted and in great shape. Relatively new metal roof, microwave and dishwasher stay. Newly blacktopped driveway. A Well lit and very practical home.

9. 2010-05-03
   soldstatus $37,000
10. 2010-04-09
    soldstatus $37,000 177-char remark

    Show marketing remark (177 chars)

    Adorable, completely remodeled and move-in ready. One or two bedroom, full bath, living room, eat-in fully equipped kitchen, den or 2nd bedroom, laundry room. Won't last long!

11. 2010-02-26
    listed $39,500 177-char remark

    Show marketing remark (177 chars)

    Adorable, completely remodeled and move-in ready. One or two bedroom, full bath, living room, eat-in fully equipped kitchen, den or 2nd bedroom, laundry room. Won't last long!

12. 2004-09-25
    soldstatus $19,000
13. 2004-06-30
    historical
14. 2004-06-29
    listed $24,900
15. 2004-01-07
    listed $35,900

ⓘ 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: $751 · $63/mo
• Projected year-2 tax: $1,428 · $119/mo
• Expected delta: +$677/yr (+$56/mo · 90.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥99°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,032
• − Mortgage interest: −$7,556
• − Property taxes: −$751
• − Insurance: −$674
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$3,924
• Taxable income: $2,241
• Est. tax owed @ 24.0%: −$538
• After-tax cash flow: $3,793/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: Wilmington City
• NCES district ID: 3904511
• Math proficiency: 42% ▼ -16.00%
• Reading proficiency: 51% ▼ -6.00%
• Median HH income: $43,201
• Composite: 39.2/100
• National rank: #4020
• State rank: #492 of 656 in OH

Livability — Wilmington

• Score: 77/100
• State rank: #202
• US rank: #3127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilmington, OH
• County: Clinton · 46,911 people
• Population (ZIP): 22,442
• Household income: $70,483
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 9.5

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 41,352 people
• By 2030: 40,831 · -1.3%
• By 2040: 39,049 · -5.6%
• By 2050: 36,408 · -12.0%
• By 2075: 29,652 · -28.3%
• By 2100: 20,736 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 3% Black 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+54.6) · D 22.3% · R 76.9%
• 2008→2024 swing: -24.3pp toward R · 2008: -30.3pp · 2024: -54.6pp
• All cycles: 2024: R+54.6 2020: R+52.6 2016: R+52.6 2012: R+35.2 2008: R+30.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.35%
• Current HPI: 238.9182
• 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

+275.8% since first listed

15 events — show timeline

• 2026-05-21 Listed $134,900 Dayton MLS
• 2023-02-13 Sold (Public Records) $70,000 Public Records
• 2018-12-28 Sold (Public Records) $44,100 Public Records
• 2018-12-17 Sold (MLS) $44,000 Cincy MLS
• 2018-11-10 Pending — Cincy MLS
• 2018-10-13 Relisted — Cincy MLS
• 2018-09-01 Pending — Cincy MLS
• 2018-08-21 Listed $49,000 Cincy MLS
• 2010-05-03 Sold (Public Records) $37,000 Public Records
• 2010-04-09 Sold (MLS) $37,000 Cincy MLS
• 2010-02-26 Listed $39,500 Cincy MLS
• 2004-09-25 Sold (MLS) $19,000 Cincy MLS
• 2004-06-30 Listing Removed — Cincy MLS
• 2004-06-29 Listed $24,900 Cincy MLS
• 2004-01-07 Listed $35,900 Cincy MLS

Property tax history

+6.2%/yr

Latest (2025): $751 · -3.4% YoY. Source: county tax records.