31 Clarksville Rd · Corwin, OH 45068

$219,900

3 bd · 1.0 ba · 1,255 sqft · SingleFamily public records · 57 Days on market

Built 1853 2,625 sqft lot

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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 +15.1/30.0
• ARV discount +7.5/15.0
• Schools +6.6/10.0
• DSCR +4.6/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Do you love the character of an older home but enjoy it being made like new! WELL THIS IS IT! This home has tons of great updates including a completely remodeled kitchen and bath! Kitchen has new cabinets, counter tops, back splash and porcelain tile wood floors and the bathroom has HEAT under the porcelain tile in the bathroom! There is newer carpet, a new tankless water heater, two brand new closets in the bedrooms upstairs, an attached two car garage and much much more! These owners have done amazing things like in the front room finding unused hidden space and making it a built in wine rack! All I can say is "wow" to what they have transformed this home into since they bought it a few years ago!! Come check it out for yourself. .. . you won't leave disappointed!

Key facts

• Heat under tile
• Built in wine rack
• Updated kitchen

Tags

• UPDATED KITCHEN
• UPDATED BATHROOM
• TILE BACKSPLASH
• PORCELAIN TILE WOOD FLOORS
• HEAT UNDER TILE
• BUILT IN WINE RACK

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached two-car garage
• Utilities: Natural gas available; Public water; Sewer available
• Home design: Single-family residence; Main entry level and second floor living
• Construction: Built with frame construction and mixed exterior siding (aluminum, vinyl, and wood)
• Exterior features: Lot zoned residential

Interior

• Kitchen: Kitchen on main level (15 x 10); Microwave; Range; Refrigerator; Tankless water heater
• Bedrooms: Two bedrooms on the second level (13 x 15; 16 x 15)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Central air; Window AC units
• Interior features: Crawl space basement; Total of 8 rooms
• Laundry & utility: Main level utility room (7 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $71 ($856/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 $181k (17.6% below list).
• Recommended offer: $181k (17.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#698 in OH) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Wayne Local (suburban): math 77% / reading 76% proficiency, ranked #72 of 656 in OH (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Waynesville Elementary School (math 78% / reading 70%, grade A, #301 of 1,584 statewide, top 20%, 906 students, 9% FRL); Waynesville Middle School (math 80% / reading 82%, grade A+, #38 of 654 statewide, top 6%, 246 students, 0% FRL); Waynesville High School (math 67% / reading 77%, grade B+, #89 of 781 statewide, top 12%, 465 students, 17% FRL).
• Market conditions: 120 active listings in the ZIP; solid renter incomes; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Warren County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $220k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1853 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $181,171 (17.6% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1853 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 10.1

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-31,163
• Equity at exit: $32,788

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-21,577
• Equity at exit: $19,013

Cash invested: $61,572 (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 45068

• Home prices YoY: -27.4%
• Active inventory: 120
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,812 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$115 /mo · $1,382/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $71

Break-even live

Break-even rent $1,721

Max offer price $219,900

Occupancy floor 91%

Sensitivity live

Price	-10% $196	-5% $134	+0% $71	+5% $9	+10% $-53
Rent	-10% $-72	-5% $0	+0% $71	+5% $143	+10% $214
Rate	-1.0pp $182	-0.5pp $127	base $71	+0.5pp $14	+1.0pp $-44

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-22
   pricedays on market $219,900 Active 57 DOM
2. 2026-06-21
   days on market $224,900 Active 56 DOM
3. 2026-06-18
   days on market $224,900 Active 53 DOM
4. 2026-06-17
   days on market $224,900 Active 52 DOM
5. 2026-06-16
   days on market $224,900 Active 51 DOM
6. 2026-06-15
   days on market $224,900 Active 50 DOM
7. 2026-06-13
   days on market $224,900 Active 48 DOM
8. 2026-06-13
   days on market $224,900 Active 47 DOM
9. 2026-06-09
   days on market $224,900 Active 44 DOM
10. 2026-06-08
    days on market $224,900 Active 43 DOM
11. 2026-06-07
    days on market $224,900 Active 42 DOM
12. 2026-06-05
    days on market $224,900 Active 39 DOM
13. 2026-06-03
    days on market $224,900 Active 38 DOM
14. 2026-06-02
    days on market $224,900 Active 37 DOM
15. 2026-06-01
    days on market $224,900 Active 36 DOM
16. 2026-05-31
    days on market $224,900 Active 35 DOM
17. 2026-05-11
    price $240,900 1922-char remark
18. 2026-05-05
    price $245,900 1922-char remark
19. 2026-04-26
    listed $249,900 Active 1922-char remark
20. 2017-10-26
    soldstatus $114,900
21. 2017-10-18
    soldstatus $114,900 Closed 791-char remark

    Show marketing remark (791 chars)

    Do you love the character of an older home but enjoy it being made like new! WELL THIS IS IT! This home has tons of great updates including a completely remodeled kitchen and bath! Kitchen has new cabinets, counter tops, back splash and porcelain tile wood floors and the bathroom has HEAT under the porcelain tile in the bathroom! There is newer carpet, a new tankless water heater, two brand new closets in the bedrooms upstairs, an attached two car garage and much much more! These owners have done amazing things like in the front room finding unused hidden space and making it a built in wine rack! All I can say is "wow" to what they have transformed this home into since they bought it a few years ago!! Come check it out for yourself. .. . you won't leave disappointed!

22. 2017-10-18
    soldstatus $114,900 Sold 791-char remark

    Show marketing remark (791 chars)

    Do you love the character of an older home but enjoy it being made like new! WELL THIS IS IT! This home has tons of great updates including a completely remodeled kitchen and bath! Kitchen has new cabinets, counter tops, back splash and porcelain tile wood floors and the bathroom has HEAT under the porcelain tile in the bathroom! There is newer carpet, a new tankless water heater, two brand new closets in the bedrooms upstairs, an attached two car garage and much much more! These owners have done amazing things like in the front room finding unused hidden space and making it a built in wine rack! All I can say is "wow" to what they have transformed this home into since they bought it a few years ago!! Come check it out for yourself. .. . you won't leave disappointed!

23. 2017-08-26
    historical Active/Pending 791-char remark

    Show marketing remark (791 chars)

    Do you love the character of an older home but enjoy it being made like new! WELL THIS IS IT! This home has tons of great updates including a completely remodeled kitchen and bath! Kitchen has new cabinets, counter tops, back splash and porcelain tile wood floors and the bathroom has HEAT under the porcelain tile in the bathroom! There is newer carpet, a new tankless water heater, two brand new closets in the bedrooms upstairs, an attached two car garage and much much more! These owners have done amazing things like in the front room finding unused hidden space and making it a built in wine rack! All I can say is "wow" to what they have transformed this home into since they bought it a few years ago!! Come check it out for yourself. .. . you won't leave disappointed!

24. 2017-08-22
    listed $114,900 Active 791-char remark

    Show marketing remark (791 chars)

    Do you love the character of an older home but enjoy it being made like new! WELL THIS IS IT! This home has tons of great updates including a completely remodeled kitchen and bath! Kitchen has new cabinets, counter tops, back splash and porcelain tile wood floors and the bathroom has HEAT under the porcelain tile in the bathroom! There is newer carpet, a new tankless water heater, two brand new closets in the bedrooms upstairs, an attached two car garage and much much more! These owners have done amazing things like in the front room finding unused hidden space and making it a built in wine rack! All I can say is "wow" to what they have transformed this home into since they bought it a few years ago!! Come check it out for yourself. .. . you won't leave disappointed!

25. 2011-07-28
    soldstatus $34,000
26. 2011-07-28
    soldstatus $34,000
27. 2011-07-28
    soldstatus $34,000
28. 2011-07-01
    soldstatus $68,000 Closed

    Show marketing remark (252 chars)

    Great opportunity for 1st time home buyers or investment property. 3 Bdrm 1bath Cape Cod features Fam Rm, Great 2car garage, relaxing 25' front porch & well kept maintenance free exterior. Updates include fresh paint, new carpet/roof & more

29. 2011-07-01
    soldstatus $68,000

    Show marketing remark (252 chars)

    Great opportunity for 1st time home buyers or investment property. 3 Bdrm 1bath Cape Cod features Fam Rm, Great 2car garage, relaxing 25' front porch & well kept maintenance free exterior. Updates include fresh paint, new carpet/roof & more

30. 2011-07-01
    soldstatus $68,000

    Show marketing remark (252 chars)

    Great opportunity for 1st time home buyers or investment property. 3 Bdrm 1bath Cape Cod features Fam Rm, Great 2car garage, relaxing 25' front porch & well kept maintenance free exterior. Updates include fresh paint, new carpet/roof & more

31. 2011-05-03
    historical

    Show marketing remark (252 chars)

    Great opportunity for 1st time home buyers or investment property. 3 Bdrm 1bath Cape Cod features Fam Rm, Great 2car garage, relaxing 25' front porch & well kept maintenance free exterior. Updates include fresh paint, new carpet/roof & more

32. 2011-04-15
    listed $68,000

    Show marketing remark (252 chars)

    Great opportunity for 1st time home buyers or investment property. 3 Bdrm 1bath Cape Cod features Fam Rm, Great 2car garage, relaxing 25' front porch & well kept maintenance free exterior. Updates include fresh paint, new carpet/roof & more

33. 2011-04-15
    listed $68,000

    Show marketing remark (252 chars)

    Great opportunity for 1st time home buyers or investment property. 3 Bdrm 1bath Cape Cod features Fam Rm, Great 2car garage, relaxing 25' front porch & well kept maintenance free exterior. Updates include fresh paint, new carpet/roof & more

34. 2010-09-09
    historical
35. 2010-08-07
    historical
36. 2010-04-07
    listed $82,000
37. 2010-04-07
    listed $82,000
38. 2010-04-02
    historical
39. 2010-04-02
    historical
40. 2009-10-01
    listed $85,000
41. 2009-10-01
    listed $85,000

ⓘ 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: $1,382 · $115/mo
• Projected year-2 tax: $2,406 · $201/mo
• Expected delta: +$1,024/yr (+$85/mo · 74.1%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 20 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,741
• − Mortgage interest: −$12,318
• − Property taxes: −$1,382
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$6,397
• Taxable loss: −$2,934
• Est. tax savings @ 24.0%: +$704
• After-tax cash flow: $1,560/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: Wayne Local
• NCES district ID: 3905046
• Math proficiency: 77% ▼ -12.00%
• Reading proficiency: 76% ▼ -9.00%
• Median HH income: $64,904
• Composite: 66.19/100
• National rank: #432
• State rank: #72 of 656 in OH

Livability — Corwin

• Score: 65/100
• State rank: #698
• US rank: #12470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Corwin, OH
• County: Warren · 227,646 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 11,606
• Household income: $95,040
• Rent vs Own: 17.4% rent · 82.6% own
• Severe rent burden: 7.9

Population outlook (Warren County) Hauer SSP2

• Today (2025): 248,603 people
• By 2030: 259,345 · +4.3%
• By 2040: 277,666 · +11.7%
• By 2050: 289,599 · +16.5%
• By 2075: 311,681 · +25.4%
• By 2100: 302,738 · +21.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Other Asian/Pacific 1% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Warren

• 2024 margin: Solid R (+31.5) · D 33.8% · R 65.3%
• 2008→2024 swing: +4.5pp toward D · 2008: -36.1pp · 2024: -31.5pp
• All cycles: 2024: R+31.5 2020: R+30.8 2016: R+37.6 2012: R+39.5 2008: R+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.94%
• Current HPI: 259.5223
• 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

+164.6% since first listed

27 events — show timeline

• 2026-05-27 Price Changed $224,900 Dayton MLS
• 2026-05-21 Price Changed $233,900 Dayton MLS
• 2026-05-11 Price Changed $240,900 Dayton MLS
• 2026-05-05 Price Changed $245,900 Dayton MLS
• 2026-04-26 Listed $249,900 Dayton MLS
• 2017-10-26 Sold (Public Records) $114,900 Public Records
• 2017-10-18 Sold (MLS) $114,900 Dayton MLS
• 2017-10-18 Sold (MLS) $114,900 Dayton MLS
• 2017-08-26 Contingent — Dayton MLS
• 2017-08-22 Listed $114,900 Dayton MLS
• 2011-07-28 Sold (Public Records) $34,000 Public Records
• 2011-07-28 Sold (Public Records) $34,000 Public Records
• 2011-07-28 Sold (Public Records) $34,000 Public Records
• 2011-07-01 Sold (MLS) $68,000 Cincy MLS
• 2011-07-01 Sold (MLS) $68,000 Dayton MLS
• 2011-07-01 Sold (MLS) $68,000 Dayton MLS
• 2011-05-03 Listing Removed — Dayton MLS
• 2011-04-15 Listed $68,000 Cincy MLS
• 2011-04-15 Listed $68,000 Dayton MLS
• 2010-09-09 Listing Removed — Cincy MLS
• 2010-08-07 Listing Removed — Dayton MLS
• 2010-04-07 Listed $82,000 Cincy MLS
• 2010-04-07 Listed $82,000 Dayton MLS
• 2010-04-02 Listing Removed — Cincy MLS
• 2010-04-02 Listing Removed — Dayton MLS
• 2009-10-01 Listed $85,000 Cincy MLS
• 2009-10-01 Listed $85,000 Dayton MLS

Property tax history

+2.1%/yr

Latest (2025): $1,382 · -0.1% YoY. Source: county tax records.