1045 Riverbend Blvd · Sidney, OH 45365

$157,000

4 bd · 1.0 ba · 1,856 sqft · SingleFamily public records · 3 Days on market

Built 1973 7,410 sqft lot Est $247k · 36% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.4/30.0
• Schools +4.2/10.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This one owner home is solid and ready for someone to ''make it their own.'' Well located with a private wooded backyard. It has a covered front sitting porch, a good living room, an updated kitchen with range, refrigerator and microwave for your convenience and a large laundry room holding a washer and dryer and small chest freezer. The main bedroom is on the 1st level and shares a walk-in shower bath with a second bedroom. Upstairs offers a bedroom needing finish work and another 15' x 12' room that is used for attic storage and that holds the a/c duct work. The single vehicle garage is attached and is extra deep for outdoor equipment. This home is a perfect find for someone who wants to refresh paint and do small projects.

Key facts

• Attic storage
• Extra deep garage
• Large laundry room

Tags

• PRIVATE WOODED BACKYARD
• COVERED FRONT SITTING PORCH
• UPDATED KITCHEN
• LARGE LAUNDRY ROOM
• ATTIC STORAGE
• EXTRA DEEP GARAGE

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached one-car garage
• Utilities: Public water; Sewer available
• Home design: Residential zoning
• Construction: Brick and vinyl siding exterior; Slab foundation
• Exterior features: Porch; Patio; Storage; Shed(s)

Interior

• Kitchen: Range; Refrigerator; Microwave
• Bedrooms: Bedroom on main level (12 x 9); Bedroom on main level (12 x 10); Bedroom on second level (15 x 11)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Ceiling fan(s)
• Laundry & utility: Washer; Dryer; Utility room on main level (8 x 6); Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $3 ($38/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (19.5% below list).
• Recommended offer: $126k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.1% in Sidney — 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 76/100 on livability (#220 in OH, #3,412 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment C-, amenities D.
• Sidney City (town): math 46% / reading 52% proficiency, ranked #454 of 656 in OH (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 145 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 337 units permitted in Shelby County in 2024 (216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Shelby County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Recommended offer $126,391 (19.5% below list)

Questions for the listing agent

1. Built in 1973 — 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. 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?
4. 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.
5. 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.
6. 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: 0.81% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $246,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1002 Riverside Dr	0.12mi	3/1.0 (-1)	1,984 (+7%)	4mo	$100,000	$50	74
789 Johnston Dr	0.36mi	4/2.5	1,853 (-0%)	14mo	$270,000	$146	65
770 Johnston Dr	0.40mi	4/3.0	1,898 (+2%)	6mo	$252,000	$133	64
1012 Riverbend Blvd	0.08mi	4/2.0	2,072 (+12%)	14mo	$179,900	$87	62
120 Bon Air	0.49mi	3/2.0 (-1)	1,776 (-4%)	2mo	$249,900	$141	60
1442 Langdon	0.50mi	5/2.0 (+1)	1,711 (-8%)	2mo	$285,000	$167	53
1516 Bon Air Cir	0.53mi	4/2.5	2,060 (+11%)	7mo	$340,000	$165	45
1376 Constitution Ave	0.52mi	3/2.0 (-1)	1,640 (-12%)	5mo	$243,900	$149	43
439 Kossuth St	0.64mi	3/2.0 (-1)	1,834 (-1%)	22mo	$230,000	$125	41
1003 Port Jefferson Rd	0.52mi	3/1.0 (-1)	1,584 (-15%)	16mo	$179,900	$114	33
401 New St	0.74mi	3/1.0 (-1)	1,584 (-15%)	6mo	$165,000	$104	31
807 Clinton Ave	0.59mi	3/2.0 (-1)	1,614 (-13%)	22mo	$130,000	$81	23

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-25,278
• Equity at exit: $23,409

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-21,901
• Equity at exit: $13,574

Cash invested: $43,960 (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 45365

• Home prices YoY: -20.1%
• Active inventory: 145
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$823
• Tax from tax record: −$107 /mo · $1,279/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $3

Break-even live

Break-even rent $1,260

Max offer price $157,000

Occupancy floor 95%

Sensitivity live

Price	-10% $92	-5% $48	+0% $3	+5% $-41	+10% $-86
Rent	-10% $-97	-5% $-47	+0% $3	+5% $53	+10% $103
Rate	-1.0pp $82	-0.5pp $43	base $3	+0.5pp $-38	+1.0pp $-79

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1402 N Main Ave Sidney, OH	3.0	1.0	1544	$1,300	$0.84	13d	1	0.87mi
314 Thompson St Sidney, OH	3.0	1.0	1352	$1,200	$0.89	3d	1	1.35mi

Listing history 4 events

1. 2026-06-18
   days on market $157,000 Active 3 DOM
2. 2026-06-17
   days on market $157,000 Active 2 DOM
3. 2026-06-15
   remarks 675-char remark
4. 2026-06-15
   listed $157,000 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: $1,279 · $107/mo
• Projected year-2 tax: $1,864 · $155/mo
• Expected delta: +$585/yr (+$49/mo · 45.7%)

ⓘ 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 ≥99°F today · 18 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: $15,167
• − Mortgage interest: −$8,794
• − Property taxes: −$1,279
• − Insurance: −$785
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$4,567
• Taxable loss: −$2,686
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $682/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: Sidney City
• NCES district ID: 3910003
• Math proficiency: 46% ▼ -14.00%
• Reading proficiency: 52% ▼ -6.00%
• Median HH income: $45,974
• Composite: 41.55/100
• National rank: #3443
• State rank: #454 of 656 in OH

Livability — Sidney

• Score: 76/100
• State rank: #220
• US rank: #3412

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sidney, OH
• County: Shelby · 44,840 people
• City population: 28,955
• Population (ZIP): 28,955
• Household income: $66,044
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 5.7

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 47,264 people
• By 2030: 45,935 · -2.8%
• By 2040: 42,786 · -9.5%
• By 2050: 38,981 · -17.5%
• By 2075: 30,225 · -36.1%
• By 2100: 21,273 · -55.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+64.8) · D 17.2% · R 82.0%
• 2008→2024 swing: -28.5pp toward R · 2008: -36.4pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.2 2016: R+60.6 2012: R+46.0 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.62%
• Current HPI: 264.4532
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-14 Listed $157,000 Dayton MLS
• 2026-06-14 Listed $157,000 WRIST

Property tax history

+4.8%/yr

Latest (2025): $1,279 · -2.3% YoY. Source: county tax records.