1580 W Robb Ave · Lima, OH 45805

$99,900

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 269 Days on market

Built 1963 Fair condition 1.17 ac lot $110/sqft · 26% below area Est $134k · 26% 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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +8.0/10.0
• Schools +5.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location for this 2 bedroom 1 bath home in Elida school district. Home features a large living room and enclosed porch. Laundry room. Beautiful 1.17 acre lot with lots of mature shade trees. 2 car garage.

Key facts

• Laundry room
• Large living room
• Enclosed porch

Tags

• LARGE LIVING ROOM
• ENCLOSED PORCH
• LAUNDRY ROOM
• 1.17 ACRE LOT
• MATURE SHADE TREES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 6.5% in Lima — 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 64/100 on livability (#787 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, amenities F, commute F.
• Elida Local (rural): math 59% / reading 59% proficiency, ranked #311 of 656 in OH (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Elida Elementary (math 73% / reading 61%, grade B+, #456 of 1,584 statewide, top 31%, 1,018 students, 56% FRL); Elida Middle School (math 56% / reading 57%, grade B, #313 of 654 statewide, top 48%, 537 students, 59% FRL); Elida High School (math 47% / reading 62%, grade C-, #303 of 781 statewide, top 42%, 628 students, 42% FRL).
• Market conditions: 220 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 88 units permitted in Allen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Allen County population projected at -14% 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 269 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $22k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $100k implies a 78% gain — meaningful room to come down on a strong offer.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 269 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F 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?
7. 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.
8. 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.
9. 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: 1.30% ✓
• Cap rate: 9.93%
• Cash-on-cash: 13.00%
• DSCR: 1.58
• GRM: 6.4

CMA / ARV

• ARV (median comp): $134,129
• List price: $99,900
• Delta: -25.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
905 Cornell Dr	0.71mi	3/1.0 (+1)	912 (0%)	1mo	$168,000	$184	61
1213 Melrose St	0.55mi	2/1.5	1,040 (+14%)	3mo	$162,000	$156	46
1153 Bahama Dr	0.36mi	3/1.0 (+1)	1,026 (+12%)	15mo	$150,000	$146	45
806 Ewing Ave	0.75mi	3/1.0 (+1)	992 (+9%)	3mo	$60,100	$61	43
806 Ewing Ave	0.75mi	3/1.0 (+1)	992 (+9%)	5mo	$31,000	$31	41
1372 Latham Ave	0.61mi	2/1.0	1,019 (+12%)	14mo	$125,000	$123	41
1121 Bahama Dr	0.44mi	3/1.0 (+1)	1,026 (+12%)	16mo	$142,450	$139	40
765 W Lane Ave	0.69mi	3/1.0 (+1)	999 (+10%)	10mo	$141,000	$141	38
1128 Bahama Dr	0.42mi	3/1.0 (+1)	1,026 (+12%)	20mo	$139,900	$136	38
1120 Melrose St	0.64mi	3/1.0 (+1)	1,040 (+14%)	6mo	$165,000	$159	36

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $3,148
• Equity at exit: $14,895

10-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $27,748
• Equity at exit: $8,638

Cash invested: $27,972 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 9 active · 11 under contract
• Months of supply: 4.9 mo (20%/mo absorbed)
• Median asking: $115,000 ($117/sqft)
• Median days on market: 87 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +25.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 45805

• Active inventory: 220
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,297 high
• Mortgage (P&I): −$524
• Tax from tax record: −$156 /mo · $1,876/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $303

Break-even live

Break-even rent $914

Max offer price $99,900

Occupancy floor 72%

Sensitivity live

Price	-10% $360	-5% $331	+0% $303	+5% $275	+10% $246
Rent	-10% $201	-5% $252	+0% $303	+5% $354	+10% $405
Rate	-1.0pp $353	-0.5pp $328	base $303	+0.5pp $277	+1.0pp $251

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: $24,975
• Closing costs: $2,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
725 Mackenzie Dr Lima, OH	3.0	1.5	1040	$1,800	$1.73	16d	1	0.81mi
749 Mackenzie Dr Lima, OH	3.0	1.5	1040	$1,300	$1.25	6d	1	0.82mi
1178 W Wayne St Lima, OH	2.0	1.0	1004	$1,150	$1.15	44d	1	1.05mi
311 N Rosedale Ave Lima, OH	3.0	2.0	1104	$1,395	$1.26	31d	1	1.09mi
1028 W Wayne St Lima, OH	2.0	1.0	895	$1,095	$1.22	44d	1	1.11mi
2275 N Cable Rd #164 Lima, OH	2.0	2.0	883	$1,300	$1.47	47d	1	1.16mi
931 W Wayne St Unit 1/2 Lima, OH	1.0	1.0	568	$795	$1.40	10d	1	1.21mi
931 1/2 W Wayne St Lima, OH	1.0	1.0	568	$795	$1.40	10d	1	1.22mi
961 N West St Lima, OH	2.0	1.0	1033	$1,200	$1.16	10d	1	1.25mi
123 N Nixon Ave Lima, OH	2.0	1.0	923	$1,395	$1.51	43d	1	1.27mi
915 N West St Lima, OH	1.0	1.0	800	$850	$1.06	0d	1	1.27mi
1014 W Market St Apt 3 Lima, OH	2.0	1.0	800	$1,400	$1.75	0d	1	1.34mi
1014 W Market St Apt 3 Lima, OH	2.0	1.0	800	$1,400	$1.75	184d	1	1.34mi
149 W Lane Ave Lima, OH	3.0	1.0	1000	$1,850	$1.85	31d	1	1.39mi

Listing history 50 events

1. 2026-11-08
   days on market $99,900 Active 269 DOM
2. 2026-11-07
   days on market $99,900 Active 268 DOM
3. 2026-11-06
   days on market $99,900 Active 267 DOM
4. 2026-11-05
   days on market $99,900 Active 266 DOM
5. 2026-11-04
   days on market $99,900 Active 265 DOM
6. 2026-11-02
   days on market $99,900 Active 263 DOM
7. 2026-11-01
   days on market $99,900 Active 262 DOM
8. 2026-10-31
   days on market $99,900 Active 261 DOM
9. 2026-10-30
   days on market $99,900 Active 260 DOM
10. 2026-10-29
    days on market $99,900 Active 259 DOM
11. 2026-10-28
    days on market $99,900 Active 258 DOM
12. 2026-10-27
    days on market $99,900 Active 257 DOM
13. 2026-10-26
    days on market $99,900 Active 256 DOM
14. 2026-10-25
    days on market $99,900 Active 255 DOM
15. 2026-10-24
    days on market $99,900 Active 254 DOM
16. 2026-10-23
    days on market $99,900 Active 253 DOM
17. 2026-10-22
    days on market $99,900 Active 252 DOM
18. 2026-10-21
    days on market $99,900 Active 251 DOM
19. 2026-10-20
    days on market $99,900 Active 250 DOM
20. 2026-10-19
    days on market $99,900 Active 249 DOM
21. 2026-10-18
    days on market $99,900 Active 248 DOM
22. 2026-10-17
    days on market $99,900 Active 247 DOM
23. 2026-10-16
    remarks 254-char remark
24. 2026-10-16
    price $99,900 Active 246 DOM
25. 2026-10-16
    days on market $104,900 Active 246 DOM
26. 2026-10-15
    days on market $104,900 Active 245 DOM
27. 2026-10-14
    days on market $104,900 Active 244 DOM
28. 2026-10-13
    days on market $104,900 Active 243 DOM
29. 2026-10-12
    days on market $104,900 Active 242 DOM
30. 2026-10-11
    days on market $104,900 Active 241 DOM
31. 2026-10-10
    days on market $104,900 Active 240 DOM
32. 2026-10-09
    days on market $104,900 Active 239 DOM
33. 2026-10-08
    days on market $104,900 Active 238 DOM
34. 2026-10-07
    days on market $104,900 Active 237 DOM
35. 2026-10-06
    days on market $104,900 Active 236 DOM
36. 2026-10-05
    days on market $104,900 Active 235 DOM
37. 2026-10-04
    days on market $104,900 Active 234 DOM
38. 2026-10-03
    days on market $104,900 Active 233 DOM
39. 2026-10-02
    days on market $104,900 Active 232 DOM
40. 2026-10-01
    days on market $104,900 Active 231 DOM
41. 2026-09-30
    days on market $104,900 Active 230 DOM
42. 2026-09-29
    days on market $104,900 Active 229 DOM
43. 2026-09-28
    days on market $104,900 Active 228 DOM
44. 2026-09-27
    days on market $104,900 Active 227 DOM
45. 2026-09-26
    days on market $104,900 Active 226 DOM
46. 2026-09-25
    days on market $104,900 Active 225 DOM
47. 2026-09-24
    days on market $104,900 Active 224 DOM
48. 2026-09-23
    days on market $104,900 Active 223 DOM
49. 2026-09-21
    days on market $104,900 Active 221 DOM
50. 2026-09-20
    days on market $104,900 Active 220 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: $1,876 · $156/mo
• Projected year-2 tax: $1,876 · $156/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 18 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: $15,567
• − Mortgage interest: −$5,596
• − Property taxes: −$1,876
• − Insurance: −$500
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$2,906
• Taxable income: $2,199
• Est. tax owed @ 24.0%: −$528
• After-tax cash flow: $3,108/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.

Condition & rehab AI · 4 photos

Fair 45/100 Moderate rehab Est. rehab $22,800–$41,040 screening

The home requires significant repairs to the roof and exterior siding, with potential major issues that could impact its value. Addressing these issues will improve the home's condition and increase its resale and rental value.

Repairs flagged

• Major roof — Significant damage and wear are visible on the roof, indicating a major repair is needed.
• Moderate exterior siding — The siding shows some discoloration and minor damage, indicating a moderate repair is needed.

Value-add opportunities

• Both repair roof — Repairing the roof will address a major issue and improve the overall condition of the home, enhancing both resale and rental value. ↑
• Both paint exterior — Painting the exterior will improve the curb appeal and make the home look more presentable, which can boost both resale and rental value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 59/100

Zoned Schools

Elementary Elida Elementary B+ OH #456/1,584 Nat'l #4,366/41,679 Middle Elida Middle School B OH #313/654 Nat'l #2,304/14,009 High Elida High School C- OH #303/781 Nat'l #4,461/17,239

Schools (NCES district)

• District: Elida Local
• NCES district ID: 3904577
• Math proficiency: 59% ▼ -11.00%
• Reading proficiency: 59% ▼ -7.00%
• Median HH income: $46,632
• Composite: 49.93/100
• National rank: #1934
• State rank: #311 of 656 in OH

C Composite livability gradescore 64/100

Livability — Lima

• Score: 64/100
• State rank: #787
• US rank: #14288

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Allen · 100,321 people
• City population: 21,739
• Metro: Lima, OH
• Population (ZIP): 24,746
• Household income: $65,954
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 8% of renters

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Population outlook (Allen County) Hauer SSP2

• Today (2025): 100,321 people
• By 2030: 97,693 · -2.6%
• By 2040: 91,802 · -8.5%
• By 2050: 86,152 · -14.1%
• By 2075: 73,659 · -26.6%
• By 2100: 58,716 · -41.5%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 15% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Languages at home: 96% English-only · Spanish 1% Vietnamese 1%

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Political lean MEDSL · Allen

• 2024 margin: Solid R (+44.1) · D 27.5% · R 71.6%
• 2008→2024 swing: -23.4pp toward R · 2008: -20.7pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+39.5 2016: R+38.2 2012: R+25.7 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -156.78%
• Current HPI: 210.6397
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

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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

+161.7% since first listed

7 events — show timeline

• 2026-03-09 Relisted — WCARE
• 2026-03-09 Price Changed $109,900 WCARE
• 2025-10-31 Relisted — WCARE
• 2025-10-06 Pending — WCARE
• 2025-09-11 Listed $121,500 WCARE
• 1999-01-05 Sold (Public Records) $56,000 Public Records
• 1996-02-27 Sold (Public Records) $42,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,876 · +0.7% YoY. Source: county tax records.