115 Cherry St · Sardinia, OH 45171

$50,000

3 bd · 1.0 ba · 2,182 sqft · SingleFamily public records · 13 Days on market

9,148 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cape Cod home on Corner lot in the town of Sardinia. Home offers over 1800 square feet. Large fenced in yard with deck. 2 Car detached garage, 2 Car Detached Carport and Shed. Large rooms. Needs some TLC.

Key facts

• Vinyl windows
• Wood floors
• Newer roof

Tags

• NEWER ROOF
• VINYL WINDOWS
• WOOD FLOORS
• FENCED IN YARD
• DECK
• DETACHED GARAGE

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Oversized detached garage; Rear detached garage; Detached carport; Off-street parking; Driveway
• Utilities: Public water; Public sewer; Natural gas; Electric utilities
• Home design: Cape Cod style; Single-family home; Two levels
• Construction: Aluminum siding; Wood siding; Shingle roof; Block foundation; Built as a handyman project
• Exterior features: Tiered deck; Metal fencing

Interior

• Kitchen: Dishwasher; Oven/Range
• Bedrooms: 5 bedrooms total; Primary bedroom on level 1 (15 x 13); Bedroom 2 on level 2 (13 x 8); Bedroom 3 on level 2 (13 x 11); Bedroom 4 on level 2 (13 x 11); Bedroom 5 on level 2 (12 x 13)
• Flooring: Wood floors
• Bathrooms: 1 full bathroom on level 1
• Heating & cooling: Baseboard heating; Electric heating; Forced air heating; Window air conditioning units
• Interior features: Walkout living room; Wood floors; 8 total rooms; Crawl basement; Handyman special
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).

Location & tenants

• Location reads 66/100 on livability (#643 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Eastern Local (rural): math 51% / reading 61% proficiency, ranked #350 of 656 in OH (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 85 active listings in the ZIP; 147 units permitted in Brown County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Brown County population projected at -26% 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $45k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $50,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 3.97% ✓
• Cap rate: 35.15%
• Cash-on-cash: 103.05%
• DSCR: 5.59
• GRM: 2.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 5.89×
• Total profit: $68,513
• Equity at exit: $7,455

10-year hold

• IRR: —
• Equity multiple: 12.32×
• Total profit: $158,435
• Equity at exit: $4,323

Cash invested: $14,000 (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 45171

• Home prices YoY: -10.8%
• Active inventory: 85
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,987 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$85 /mo · $1,016/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $1,202

Break-even live

Break-even rent $465

Max offer price $50,000

Occupancy floor 34%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $50,000 Active 13 DOM
2. 2026-06-17
   days on market $50,000 Active 12 DOM
3. 2026-06-16
   days on market $50,000 Active 11 DOM
4. 2026-06-15
   days on market $50,000 Active 10 DOM
5. 2026-06-13
   days on market $50,000 Active 8 DOM
6. 2026-06-12
   days on market $50,000 Active 7 DOM
7. 2026-06-09
   days on market $50,000 Active 4 DOM
8. 2026-06-08
   days on market $50,000 Active 3 DOM
9. 2026-06-08
   days on market $50,000 Active 2 DOM
10. 2026-06-07
    pricestatusdays on marketlisting id $50,000 Active 1 DOM
11. 2026-06-04
    days on market $85,000 Contingency Pending 221 DOM
12. 2026-06-02
    days on market $85,000 Contingency Pending 220 DOM
13. 2026-06-01
    days on market $85,000 Contingency Pending 219 DOM
14. 2026-05-31
    days on market $85,000 Contingency Pending 218 DOM
15. 2026-04-25
    historical Contingency Pending
16. 2025-11-10
    price $85,000
17. 2025-10-25
    listed $95,000 Active
18. 2023-09-13
    price $80,000 204-char remark

    Show marketing remark (204 chars)

    Cape Cod home on Corner lot in the town of Sardinia. Home offers over 1800 square feet. Large fenced in yard with deck. 2 Car detached garage, 2 Car Detached Carport and Shed. Large rooms. Needs some TLC.

19. 2023-05-17
    soldstatus $80,000
20. 2023-05-15
    soldstatus $80,000 Closed 204-char remark

    Show marketing remark (204 chars)

    Cape Cod home on Corner lot in the town of Sardinia. Home offers over 1800 square feet. Large fenced in yard with deck. 2 Car detached garage, 2 Car Detached Carport and Shed. Large rooms. Needs some TLC.

21. 2023-04-01
    status Pending 204-char remark

    Show marketing remark (204 chars)

    Cape Cod home on Corner lot in the town of Sardinia. Home offers over 1800 square feet. Large fenced in yard with deck. 2 Car detached garage, 2 Car Detached Carport and Shed. Large rooms. Needs some TLC.

22. 2023-02-17
    price $90,900 204-char remark

    Show marketing remark (204 chars)

    Cape Cod home on Corner lot in the town of Sardinia. Home offers over 1800 square feet. Large fenced in yard with deck. 2 Car detached garage, 2 Car Detached Carport and Shed. Large rooms. Needs some TLC.

23. 2022-12-13
    listed $99,900 Active 204-char remark

    Show marketing remark (204 chars)

    Cape Cod home on Corner lot in the town of Sardinia. Home offers over 1800 square feet. Large fenced in yard with deck. 2 Car detached garage, 2 Car Detached Carport and Shed. Large rooms. Needs some TLC.

24. 1993-10-15
    soldstatus $36,000

ⓘ 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: $1,016 · $85/mo
• Projected year-2 tax: $1,016 · $85/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,848
• − Mortgage interest: −$2,801
• − Property taxes: −$1,016
• − Insurance: −$250
• − Repairs & maintenance: −$1,908
• − Management: −$1,908
• − Depreciation: −$1,455
• Taxable income: $14,510
• Est. tax owed @ 24.0%: −$3,483
• After-tax cash flow: $10,944/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: Eastern Local
• NCES district ID: 3904603
• Math proficiency: 51% ▼ -9.00%
• Reading proficiency: 61% ▼ -8.00%
• Median HH income: $50,895
• Composite: 47.81/100
• National rank: #2226
• State rank: #350 of 656 in OH

Livability — Sardinia

• Score: 66/100
• State rank: #643
• US rank: #11399

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sardinia, OH
• County: Brown · 38,418 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 5,770
• Household income: $63,780
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 2.0

Population outlook (Brown County) Hauer SSP2

• Today (2025): 41,243 people
• By 2030: 39,382 · -4.5%
• By 2040: 35,196 · -14.7%
• By 2050: 30,743 · -25.5%
• By 2075: 21,870 · -47.0%
• By 2100: 15,069 · -63.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Iranian 2% Slovak 2%
• Foreign-born: 0% · Canada

Political lean MEDSL · Brown

• 2024 margin: Solid R (+61.5) · D 19.0% · R 80.5%
• 2008→2024 swing: -38.2pp toward R · 2008: -23.3pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+57.4 2016: R+52.2 2012: R+25.1 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.85%
• Current HPI: 295.9141
• 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

+136.1% since first listed

10 events — show timeline

• 2026-04-25 Contingent — Cincy MLS
• 2025-11-10 Price Changed $85,000 Cincy MLS
• 2025-10-25 Listed $95,000 Cincy MLS
• 2023-09-13 Price Changed $80,000 Cincy MLS
• 2023-05-17 Sold (Public Records) $80,000 Public Records
• 2023-05-15 Sold (MLS) $80,000 Cincy MLS
• 2023-04-01 Pending — Cincy MLS
• 2023-02-17 Price Changed $90,900 Cincy MLS
• 2022-12-13 Listed $99,900 Cincy MLS
• 1993-10-15 Sold (Public Records) $36,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,016 · +0.0% YoY. Source: county tax records.