222 High St · North Baltimore, OH 45872

$119,900

2 bd · 1.0 ba · 1,736 sqft · SingleFamily public records · 4 Days on market

Built 1950 0.47 ac lot Est $194k · 38% under

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Why this score? — see what drove the C 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 +16.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +5.0/10.0
• Schools +4.4/10.0
• 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

FOR COMPARISON PURPOSES ONLY.

Key facts

• 0.47 acre lot
• 4 garage spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $79 ($951/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 $119k (0.3% below list).
• Recommended offer: $119k (0.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#159 in OH, #2,395 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• North Baltimore Local (town): math 45% / reading 58% proficiency, ranked #424 of 656 in OH (top 65%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: E A Powell Elementary School (math 47% / reading 57%, grade C-, #851 of 1,584 statewide, top 56%, 367 students, 46% FRL); North Baltimore Middle School (math 52% / reading 57%, grade B-, #342 of 654 statewide, top 54%, 95 students, 0% FRL); North Baltimore High School (math 34% / reading 74%, grade C-, #303 of 781 statewide, top 42%, 136 students, 84% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 32 active listings in the ZIP; 493 units permitted in Wood County in 2024 (48 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wood County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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 $98k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,492 (0.3% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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?
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: 1.00% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.83%
• DSCR: 1.13
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $194,432
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 High St	0.00mi	3/1.0 (+1)	1,736 (0%)	1mo	$151,000	$87	94
300 W Water St	0.41mi	3/2.0 (+1)	1,640 (-6%)	6mo	$141,999	$87	58
201 Briar Hill Rd	0.34mi	2/2.0	1,532 (-12%)	6mo	$242,900	$159	56
201 W Broadway St	0.56mi	3/2.0 (+1)	1,703 (-2%)	12mo	$175,000	$103	52
114 East St	0.33mi	3/2.0 (+1)	1,536 (-12%)	5mo	$172,000	$112	52
206 Rudolph Rd	0.73mi	3/1.5 (+1)	1,688 (-3%)	8mo	$245,000	$145	48
114 N Beecher St	0.49mi	3/1.0 (+1)	1,478 (-15%)	2mo	$45,000	$30	45
504 W State St	0.66mi	3/1.5 (+1)	1,612 (-7%)	14mo	$180,000	$112	39
221 Poplar St	0.58mi	3/1.0 (+1)	1,520 (-12%)	12mo	$185,000	$122	37
115 Rhodes Ave	0.68mi	3/2.0 (+1)	1,616 (-7%)	16mo	$45,000	$28	35
209 Rudolph Rd	0.70mi	3/2.0 (+1)	1,518 (-13%)	7mo	$218,500	$144	32
801 E Broadway St	0.71mi	3/2.0 (+1)	1,620 (-7%)	19mo	$253,000	$156	30

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-14,343
• Equity at exit: $17,877

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-5,828
• Equity at exit: $10,367

Cash invested: $33,572 (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 45872

• Home prices YoY: -11.5%
• Active inventory: 32
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,195 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$186 /mo · $2,232/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $79

Break-even live

Break-even rent $1,095

Max offer price $119,900

Occupancy floor 88%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-21
   status Pending
2. 2026-04-17
   listed $119,900 Active
3. 2026-04-13
   historical $119,900
4. 2025-10-09
   price $97,500 29-char remark

   Show marketing remark (29 chars)

   FOR COMPARISON PURPOSES ONLY.

5. 2005-08-22
   soldstatus $97,500
6. 2005-08-15
   soldstatus $97,500 29-char remark

   Show marketing remark (29 chars)

   FOR COMPARISON PURPOSES ONLY.

7. 2005-08-15
   listed $99,000 29-char remark

   Show marketing remark (29 chars)

   FOR COMPARISON PURPOSES ONLY.

8. 2001-02-21
   historical
9. 2000-08-25
   listed $104,900
10. 1996-10-10
    soldstatus $72,000
11. 1990-01-05
    soldstatus $67,000

ⓘ 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: $2,232 · $186/mo
• Projected year-2 tax: $2,232 · $186/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 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: $14,339
• − Mortgage interest: −$6,716
• − Property taxes: −$2,232
• − Insurance: −$600
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$3,488
• Taxable loss: −$991
• Est. tax savings @ 24.0%: +$238
• After-tax cash flow: $1,189/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: North Baltimore Local
• NCES district ID: 3905070
• Math proficiency: 45% ▼ -21.00%
• Reading proficiency: 58% ▼ -12.00%
• Median HH income: $47,242
• Composite: 43.72/100
• National rank: #2951
• State rank: #424 of 656 in OH

Livability — North Baltimore

• Score: 78/100
• State rank: #159
• US rank: #2395

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Baltimore, OH
• County: Wood · 127,168 people
• City population: 4,572
• Metro: Toledo, OH
• Population (ZIP): 4,572
• Household income: $62,380
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 3.8

Population outlook (Wood County) Hauer SSP2

• Today (2025): 138,744 people
• By 2030: 143,189 · +3.2%
• By 2040: 150,896 · +8.8%
• By 2050: 158,589 · +14.3%
• By 2075: 182,166 · +31.3%
• By 2100: 196,533 · +41.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2% Black 2%
• Common ancestry: Iranian 4% Romanian 2% Slovak 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Wood

• 2024 margin: R (+10.2) · D 44.4% · R 54.6%
• 2008→2024 swing: -17.3pp toward R · 2008: 7.1pp · 2024: -10.2pp
• All cycles: 2024: R+10.2 2020: R+7.6 2016: R+8.5 2012: D+4.2 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.19%
• Current HPI: 225.1072
• 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

+79.0% since first listed

11 events — show timeline

• 2026-04-21 Pending — NORIS
• 2026-04-17 Listed $119,900 NORIS
• 2026-04-13 Coming Soon $119,900 NORIS
• 2025-10-09 Price Changed $97,500 NORIS
• 2005-08-22 Sold (Public Records) $97,500 Public Records
• 2005-08-15 Listed $99,000 NORIS
• 2005-08-15 Sold (MLS) $97,500 NORIS
• 2001-02-21 Listing Removed — NORIS
• 2000-08-25 Listed $104,900 NORIS
• 1996-10-10 Sold (Public Records) $72,000 Public Records
• 1990-01-05 Sold (Public Records) $67,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $2,232 · +1.1% YoY. Source: county tax records.