6040 6th Ave · Carlisle, OH 45342

$65,000

2 bd · 1.0 ba · 948 sqft · SingleFamily public records · 420 Days on market

Built 1930 3,376 sqft lot $69/sqft · 57% below area

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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 +5.1/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home is definitely a diamond in the rough, but the possibilities are endless to create your dream home. Bring your imagination and your tool belt! Being sold As Is. Won't pass FHA/VA/USDA.

Key facts

• 3,376 sq ft lot
• Built 1930
• Listed 420 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% vs local median 3.6% in Carlisle — 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 72/100 on livability (#365 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: amenities F, commute F, health & safety F.
• Carlisle Local (suburban): math 57% / reading 62% proficiency, ranked #287 of 656 in OH (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.3%/yr); 113 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).
• This rent is only 18% of the median local income ($85k/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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Montgomery County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 420 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 420 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 1.92% ✓
• Cap rate: 13.86%
• Cash-on-cash: 27.02%
• DSCR: 2.20
• GRM: 4.3

CMA / ARV

• ARV (median comp): $152,777
• List price: $65,000
• Delta: -57.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6042 Tenth Ave	0.17mi	3/1.5 (+1)	1,008 (+6%)	6mo	$245,000	$243	69
6086 First Ave	0.18mi	2/1.0	986 (+4%)	20mo	$86,000	$87	68
6138 12th Ave	0.23mi	2/1.0	828 (-13%)	8mo	$145,000	$175	62
6011 Eighth Ave	0.08mi	3/1.0 (+1)	1,044 (+10%)	16mo	$140,000	$134	61
153 Arthur Ave	0.59mi	2/1.0	912 (-4%)	8mo	$160,000	$175	59
250 Dale Ave	0.63mi	2/1.0	1,008 (+6%)	4mo	$165,000	$164	56
142 Willard Ave	0.60mi	3/1.0 (+1)	912 (-4%)	18mo	$40,000	$44	46
140 Walnut Ave	0.40mi	3/1.0 (+1)	1,056 (+11%)	17mo	$215,000	$204	43
157 Montgomery Ave	0.55mi	3/1.0 (+1)	1,008 (+6%)	20mo	$172,000	$171	42
110 Fairview Dr	0.65mi	3/1.0 (+1)	1,060 (+12%)	9mo	$217,350	$205	38
59 Janet Ave	0.59mi	3/1.5 (+1)	1,075 (+13%)	13mo	$235,000	$219	32

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 · 3.29% rent growth · sell at horizon

5-year hold

• IRR: 21.4%
• Equity multiple: 1.88×
• Total profit: $16,032
• Equity at exit: $9,692

10-year hold

• IRR: 29.8%
• Equity multiple: 3.72×
• Total profit: $49,477
• Equity at exit: $5,620

Cash invested: $18,200 (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 45342

• Rents YoY: 3.3%
• Active inventory: 113
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$210 /mo · $2,515/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $410

Break-even live

Break-even rent $731

Max offer price $65,000

Occupancy floor 62%

Sensitivity live

Price	-10% $447	-5% $428	+0% $410	+5% $391	+10% $373
Rent	-10% $311	-5% $360	+0% $410	+5% $459	+10% $509
Rate	-1.0pp $443	-0.5pp $426	base $410	+0.5pp $393	+1.0pp $376

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8778 Dayton Oxford Rd Franklin, OH	2.0	1.0	800	$954	$1.19	2d	18	0.81mi

Listing history 17 events

1. 2026-06-18
   days on market $65,000 Active 420 DOM
2. 2026-06-17
   days on market $65,000 Active 419 DOM
3. 2026-06-16
   days on market $65,000 Active 418 DOM
4. 2026-06-15
   days on market $65,000 Active 417 DOM
5. 2026-06-13
   days on market $65,000 Active 415 DOM
6. 2026-06-13
   days on market $65,000 Active 414 DOM
7. 2026-06-09
   days on market $65,000 Active 411 DOM
8. 2026-06-08
   days on market $65,000 Active 410 DOM
9. 2026-06-07
   days on market $65,000 Active 409 DOM
10. 2026-06-05
    days on market $65,000 Active 406 DOM
11. 2026-06-03
    days on market $65,000 Active 405 DOM
12. 2026-06-02
    days on market $65,000 Active 404 DOM
13. 2026-06-01
    days on market $65,000 Active 403 DOM
14. 2026-05-31
    days on market $65,000 Active 402 DOM
15. 2025-04-24
    listed $65,000 Active 194-char remark

    Show marketing remark (194 chars)

    This home is definitely a diamond in the rough, but the possibilities are endless to create your dream home. Bring your imagination and your tool belt! Being sold As Is. Won't pass FHA/VA/USDA.

16. 2024-02-27
    historical
17. 2024-02-19
    listed $55,000 Active

ⓘ 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: $2,515 · $210/mo
• Projected year-2 tax: $2,515 · $210/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,998
• − Mortgage interest: −$3,641
• − Property taxes: −$2,515
• − Insurance: −$325
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$1,891
• Taxable income: $4,226
• Est. tax owed @ 24.0%: −$1,014
• After-tax cash flow: $3,904/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: Carlisle Local
• NCES district ID: 3905041
• Math proficiency: 57% ▼ -13.00%
• Reading proficiency: 62% ▼ -11.00%
• Median HH income: $57,519
• Composite: 51.37/100
• National rank: #1736
• State rank: #287 of 656 in OH

Livability — Carlisle

• Score: 72/100
• State rank: #365
• US rank: #5904

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 459,541 people
• Metro: Dayton-Kettering, OH
• Population (ZIP): 36,152
• Household income: $84,907
• Rent vs Own: 34.9% rent · 65.1% own
• Severe rent burden: 790.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 523,241 people
• By 2030: 514,948 · -1.6%
• By 2040: 493,378 · -5.7%
• By 2050: 469,639 · -10.2%
• By 2075: 418,360 · -20.0%
• By 2100: 353,315 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 6% Two or more races 4% Asian 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Other Asian/Pacific 3% Spanish 2% Other Indo-European 1%

Political lean MEDSL · Montgomery

• 2024 margin: Toss-up / Even · D 49.8% · R 49.3%
• 2008→2024 swing: -5.8pp toward R · 2008: 6.2pp · 2024: 0.5pp
• All cycles: 2024: D+0.5 2020: D+2.2 2016: R+1.2 2012: D+3.1 2008: D+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -183.01%
• Current HPI: 227.3999
• Rent YoY: ▲ 3.29%
• Metro: Dayton-Kettering, OH
• 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

+18.2% since first listed

3 events — show timeline

• 2025-04-24 Listed $65,000 Dayton MLS
• 2024-02-27 Listing Removed — Dayton MLS
• 2024-02-19 Listed $55,000 Dayton MLS

Property tax history

+10.0%/yr

Latest (2025): $2,515 · +74.5% YoY. Source: county tax records.