450 W Main St Unit N27 · Delta, OH 43515

$2,500

2 bd · 1.0 ba · 1,008 sqft · SingleFamily · 49 Days on market

Built 2026 $2/sqft · 98% below area

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 2-bedroom, 1-bathroom fixer-upper home in the Green Acres community in Delta, Ohio offers a great opportunity for buyers looking to renovate and customize their space. Built by Champion with the Mansion model, this home features a functional layout ready for updates and improvements. The property requires work throughout, making it ideal for buyers who want to create a home tailored to their preferences. With an affordable purchase price, this home provides a chance to build value through renovation. Located in Green Acres, residents enjoy a convenient Delta, OH location close to local amenities, shopping, and major roadways. This home is a great option for those seeking a budget-frien

Key facts

• Built 2026
• Listed 48 days

🏷️ Possibly a rental listed for sale. The $2,500 price doesn't fit this home's estimated sale value (~$156,589) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $804 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $2k).
• Recommended offer: $2k (3.0% below list) — sets the bar for market timing.
• Cap rate 392.4% vs local median 4.5% in Delta — 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 77/100 on livability (#192 in OH, #2,924 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Pike-Delta-York Local (town): math 71% / reading 70% proficiency, ranked #142 of 656 in OH (top 22%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 26 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 24 units permitted in Fulton County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($78k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $17 of loan paydown is wiped out by about $75 of value loss. Plan a longer hold.
• Fulton 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 $700 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($2k) is reasonable based on typical stale-listing flexibility.

Recommended offer $2,425 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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. 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?
5. 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.
6. 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.
7. 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: 41.60% ✓
• Cap rate: 392.37%
• Cash-on-cash: 1378.85%
• DSCR: 62.35
• GRM: 0.2

CMA / ARV

• ARV (median comp): $156,589
• List price: $2,500
• Delta: -98.40%
• 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
613 Maplewood Ave	0.25mi	2/1.0	986 (-2%)	11mo	$108,000	$110	76
929 Linwood Ave	0.51mi	2/1.5	1,064 (+6%)	3mo	$140,000	$132	63
708 Fernwood Ave	0.35mi	3/1.0 (+1)	1,004 (-0%)	19mo	$173,500	$173	62
908 Fernwood St	0.48mi	3/1.0 (+1)	1,104 (+10%)	6mo	$169,900	$154	51
302 Jackson St	0.51mi	3/1.0 (+1)	880 (-13%)	1mo	$110,000	$125	49
235 W Main St	0.64mi	3/1.0 (+1)	1,015 (+1%)	19mo	$105,000	$103	48
800 Fernwood Ave	0.39mi	3/1.0 (+1)	1,092 (+8%)	18mo	$180,000	$165	48
7 Hawthorne Dr	0.54mi	2/1.0	1,112 (+10%)	15mo	$165,000	$148	46
709 E Main St	0.25mi	3/2.0 (+1)	1,158 (+15%)	15mo	$165,000	$142	42
308 Jackson St	0.53mi	3/1.0 (+1)	864 (-14%)	11mo	$125,000	$145	37

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: —
• Equity multiple: 73.63×
• Total profit: $50,839
• Equity at exit: $373

10-year hold

• IRR: —
• Equity multiple: 158.57×
• Total profit: $110,298
• Equity at exit: $216

Cash invested: $700 (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 43515

• Home prices YoY: -14.4%
• Active inventory: 26
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $1,040 medium
• Mortgage (P&I): −$13
• Tax est. 1.5%: −$3 /mo · $38/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $804

Break-even live

Break-even rent $22

Max offer price $2,500

Occupancy floor 18%

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: $625
• Closing costs: $75
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
820 Delta AVE Delta, OH	2.0	1.0	950	$1,100	$1.16	13d	1	0.38mi
1112 Oakview Dr Unit 1106 Delta, OH	2.0	1.0	950	$1,000	$1.05	43d	1	0.51mi
1112 Oakview Dr Delta, OH	2.0	1.0	950	$1,000	$1.05	21d	1	0.51mi

Listing history 10 events

1. 2026-06-12
   days on market $2,500 Active 49 DOM
2. 2026-06-09
   days on market $2,500 Active 46 DOM
3. 2026-06-08
   days on market $2,500 Active 45 DOM
4. 2026-06-08
   days on market $2,500 Active 44 DOM
5. 2026-06-07
   days on market $2,500 Active 43 DOM
6. 2026-06-04
   days on market $2,500 Active 40 DOM
7. 2026-06-02
   days on market $2,500 Active 39 DOM
8. 2026-06-01
   days on market $2,500 Active 38 DOM
9. 2026-05-31
   days on market $2,500 Active 37 DOM
10. 2026-04-25
    listed $2,500 Active 727-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $12,480
• − Mortgage interest: −$140
• − Property taxes: −$38
• − Insurance: −$12
• − Repairs & maintenance: −$998
• − Management: −$998
• − Depreciation: −$73
• Taxable income: $10,221
• Est. tax owed @ 24.0%: −$2,453
• After-tax cash flow: $7,199/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: Pike-Delta-York Local
• NCES district ID: 3904708
• Math proficiency: 71% ▼ -8.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $54,734
• Composite: 60.24/100
• National rank: #860
• State rank: #142 of 656 in OH

Livability — Delta

• Score: 77/100
• State rank: #192
• US rank: #2924

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: Delta, OH
• County: Fulton · 33,657 people
• Metro: Toledo, OH
• Population (ZIP): 8,139
• Household income: $77,654
• Rent vs Own: 14.2% rent · 85.8% own
• Severe rent burden: 3.9

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 41,958 people
• By 2030: 41,130 · -2.0%
• By 2040: 38,760 · -7.6%
• By 2050: 36,040 · -14.1%
• By 2075: 30,793 · -26.6%
• By 2100: 25,429 · -39.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 9% Two or more races 6% Native American 1%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Fulton

• 2024 margin: Solid R (+42.4) · D 28.4% · R 70.8%
• 2008→2024 swing: -34.3pp toward R · 2008: -8.1pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+39.8 2016: R+36.0 2012: R+13.2 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.56%
• Current HPI: 217.8733
• 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