116 S Main St · Attica, OH 44807

$179,900

5 bd · 4.0 ba · 1,590 sqft · Other public records · 11 Days on market

Built 1905 0.42 ac lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Schools +5.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +1.2/10.0

Listing remarks MLS

Incredible Investment or House-Hacking Opportunity in Attica!Discover this exceptional, recently refreshed duplex in Attica, Ohio, offering the perfect blend of space, updates, and income potential. Whether you are looking to expand your investment portfolio or house-hack by living in one unit while letting the tenant's rent defray your living costs, this property is in turn-key, ready-to-rent condition. With an expected rental income of approximately $2,000 per month, this duplex represents a solid addition to any real estate portfolio. Both units boast desirable layouts featuring 3 bedrooms and 2 full bathrooms with plenty of comfortable living space:Main Level: Convenient first-floor bedroom and full bathroomperfect for single-level living optionsalongside spacious living areas and kitchens. Upper Level: Two additional bedrooms and a second full bathroom, providing excellent privacy and space for families or roommates. Appliances: Both units come equipped with ranges and refrigerators. Unit 116 Bonus: Includes an added dishwasher, plus an in-unit washer and dryer for maximum tenant convenience. Move forward with peace of mind knowing the heavy lifting has already been done:Brand New A/C (2025): Ensures modern efficiency and reliable comfort for years to come. Replacement Windows (2005): Providing solid energy efficiency throughout both units. Properties offering this combination of size (3 bed/2 bath per side), recent updates, and immediate income potential do not hit the Attica market often. Schedule your showing today and start building equity!

Key facts

• Brand new a/c
• 0.42 acre lot
• Garage

Tags

• RECENTLY REFRESHED DUPLEX
• EXPECTED RENTAL INCOME
• CONVENIENT FIRST-FLOOR BEDROOM
• SPACIOUS LIVING AREAS
• IN-UNIT WASHER AND DRYER
• BRAND NEW A/C

Property features AI

Finance

• Other: Above-grade finished area estimated at 2,800 (source: estimated); Lot size approximately 0.416 acres (assessor)
• Financial info: Tenant responsible for all utilities (if rented); Annual tax noted (private financial details excluded)

Exterior

• Parking: Has garage with 1 space; Alley access; Gravel parking; Off-street parking; Community structure parking; Side-by-side parking
• Utilities: Public water; Public sewer
• Home design: 2-story building; Faces east; Block foundation
• Construction: Brick and vinyl siding construction; Asphalt/fiberglass roof; Built (year per public records)
• Exterior features: City lot

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total rooms: 11
• Bathrooms: 4 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (gas)
• Interior features: Double-pane windows; Updated / remodeled condition; Concrete basement with storage space, walk-up and walk-out access

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $-233 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $139k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (37.9% below list).
• Recommended offer: $112k (37.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#580 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.
• Seneca East Local (rural): math 70% / reading 68% proficiency, ranked #155 of 656 in OH (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 active listings in the ZIP; solid renter incomes; 45 units permitted in Seneca County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($76k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Seneca County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $32k; list at $180k implies a 454% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,651 (37.9% 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 1905 — 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. 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?
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: 0.62% ✗
• Cap rate: 4.74%
• Cash-on-cash: -5.55%
• DSCR: 0.75
• GRM: 13.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.65×
• Total profit: $83,077
• Equity at exit: $162,068

10-year hold

• IRR: 18.5%
• Equity multiple: 6.09×
• Total profit: $256,194
• Equity at exit: $349,506

Cash invested: $50,372 (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 44807

• Home prices YoY: 5.3%
• Active inventory: 7
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,117 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$97 /mo · $1,160/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-233

Break-even live

Break-even rent $1,411

Max offer price $138,741

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   days on market $179,900 Active 11 DOM
2. 2026-06-18
   days on market $179,900 Active 10 DOM
3. 2026-06-17
   days on market $179,900 Active 9 DOM
4. 2026-06-16
   days on market $179,900 Active 8 DOM
5. 2026-06-15
   days on market $179,900 Active 7 DOM
6. 2026-06-14
   days on market $179,900 Active 5 DOM
7. 2026-06-12
   days on market $179,900 Active 4 DOM
8. 2026-06-09
   remarks 689-char remark
9. 2026-06-09
   listed $179,900 Active 1 DOM

ⓘ 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: $1,160 · $97/mo
• Projected year-2 tax: $1,983 · $165/mo
• Expected delta: +$823/yr (+$69/mo · 71.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,398
• − Mortgage interest: −$10,077
• − Property taxes: −$1,160
• − Insurance: −$900
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$5,233
• Taxable loss: −$6,116
• Est. tax savings @ 24.0%: +$1,468
• After-tax cash flow: $-1,328/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: Seneca East Local
• NCES district ID: 3904968
• Math proficiency: 70% ▼ -7.00%
• Reading proficiency: 68% ▼ -4.00%
• Median HH income: $55,832
• Composite: 59.11/100
• National rank: #955
• State rank: #155 of 656 in OH

Livability — Attica

• Score: 68/100
• State rank: #580
• US rank: #9860

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Attica, OH
• County: Seneca · 70,739 people
• Population (ZIP): 2,118
• Household income: $76,302
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 2.1

Population outlook (Seneca County) Hauer SSP2

• Today (2025): 54,243 people
• By 2030: 52,947 · -2.4%
• By 2040: 49,842 · -8.1%
• By 2050: 46,689 · -13.9%
• By 2075: 39,889 · -26.5%
• By 2100: 32,155 · -40.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Italian 1% English 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Seneca

• 2024 margin: Solid R (+37.5) · D 30.7% · R 68.2% · Other 1.0%
• 2008→2024 swing: -34.8pp toward R · 2008: -2.7pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+34.2 2016: R+31.2 2012: R+8.4 2008: R+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.29%
• Current HPI: 203.7731
• 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

+453.5% since first listed

4 events — show timeline

• 2026-06-08 Listed $179,900 MLSNOW
• 2026-06-08 Listed $179,900 MARMLS
• 2026-06-08 Listed $179,900 FAOR
• 2003-09-04 Sold (Public Records) $32,500 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,160 · -0.2% YoY. Source: county tax records.