23 N Barron St · Kenton, OH 43326

$99,000

2 bd · 1.5 ba · 1,920 sqft · SingleFamily public records · 9 Days on market

Built 1920 7,405 sqft lot Est $129k · 23% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special - Sold As-Is! Are you looking for a fixer-upper or your next house flip? This is the opportunity you've been waiting for! This as-is property offers endless potential for investors, flippers, or buyers looking to build sweat equity. With the right vision and updates, this property could be transformed into a fantastic home, rental investment, or profitable flip. Bring your ideas and creativity to unlock the possibilities this property has to offer. Whether you're looking for your next renovation project or an investment opportunity, this home is ready for its next chapter. * Pictures of back yard attached garage coming soon *

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1920

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer; Supplied water; Natural gas connected
• Home design: Single-family residence; House; Built in 1920
• Construction: Vinyl siding; Brick/mortar foundation
• Exterior features: Residential lot; 60 x 120 lot dimensions

Interior

• Flooring: Carpet; Hardwood; Laminate; Linoleum; Tile
• Bathrooms: 2 total bathrooms (1 full, 1 half)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Gas water heater; Unfinished block basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 11.7% vs local median 5.1% in Kenton — 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 73/100 on livability (#339 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Kenton City (town): math 46% / reading 50% proficiency, ranked #479 of 656 in OH (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 18 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($54k/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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hardin County population projected at -18% 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1920 — 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. 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.
4. 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.
5. 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: 1.41% ✓
• Cap rate: 11.67%
• Cash-on-cash: 19.20%
• DSCR: 1.85
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $128,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Grape St. St	0.11mi	3/2.0 (+1)	1,920 (0%)	1mo	$120,000	$63	87
324 E North St	0.22mi	3/1.0 (+1)	1,920 (0%)	7mo	$62,000	$32	77
509 E Carrol St	0.14mi	3/2.0 (+1)	1,824 (-5%)	4mo	$55,000	$30	75
513 E E Franklin St. St	0.06mi	3/1.5 (+1)	1,728 (-10%)	5mo	$40,000	$23	71
409 N High St	0.37mi	3/2.0 (+1)	1,948 (+2%)	9mo	$190,000	$98	66
215 Henry St	0.17mi	3/1.0 (+1)	1,688 (-12%)	6mo	$63,000	$37	60
602 N Wayne St	0.55mi	2/1.5	1,760 (-8%)	8mo	$149,900	$85	54
630 N Main St	0.63mi	3/1.0 (+1)	1,912 (-0%)	12mo	$204,000	$107	53
119 E North St	0.32mi	3/2.0 (+1)	2,172 (+13%)	9mo	$210,000	$97	48
349 N Main St. St	0.43mi	3/2.0 (+1)	2,138 (+11%)	11mo	$218,000	$102	45
314 N Market St St	0.47mi	3/1.5 (+1)	1,632 (-15%)	11mo	$109,000	$67	39
130 S Leighton St	0.59mi	3/1.0 (+1)	1,632 (-15%)	11mo	$92,000	$56	31

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: 11.1%
• Equity multiple: 1.44×
• Total profit: $12,208
• Equity at exit: $14,761

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $47,030
• Equity at exit: $8,560

Cash invested: $27,720 (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 43326

• Home prices YoY: -21.0%
• Active inventory: 53
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$102 /mo · $1,226/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $443

Break-even live

Break-even rent $839

Max offer price $99,000

Occupancy floor 63%

Sensitivity live

Price	-10% $499	-5% $471	+0% $443	+5% $415	+10% $387
Rent	-10% $333	-5% $388	+0% $443	+5% $499	+10% $554
Rate	-1.0pp $493	-0.5pp $469	base $443	+0.5pp $418	+1.0pp $392

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 S Main St Kenton, OH	1.0	1.0	1308	$1,400	$1.07	11d	1	0.56mi

Listing history 8 events

1. 2026-06-21
   days on market $99,000 Active 9 DOM
2. 2026-06-18
   days on market $99,000 Active 7 DOM
3. 2026-06-17
   days on market $99,000 Active 6 DOM
4. 2026-06-16
   days on market $99,000 Active 5 DOM
5. 2026-06-15
   days on market $99,000 Active 4 DOM
6. 2026-06-13
   days on market $99,000 Active 2 DOM
7. 2026-06-12
   remarks 656-char remark
8. 2026-06-12
   listed $99,000 Active 1 DOM

ⓘ 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: $1,226 · $102/mo
• Projected year-2 tax: $1,385 · $115/mo
• Expected delta: +$159/yr (+$13/mo · 13.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,800
• − Mortgage interest: −$5,546
• − Property taxes: −$1,226
• − Insurance: −$495
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$2,880
• Taxable income: $3,966
• Est. tax owed @ 24.0%: −$952
• After-tax cash flow: $4,369/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: Kenton City
• NCES district ID: 3910025
• Math proficiency: 46% ▼ -17.00%
• Reading proficiency: 50% ▼ -9.00%
• Median HH income: $40,297
• Composite: 40.19/100
• National rank: #3786
• State rank: #479 of 656 in OH

Livability — Kenton

• Score: 73/100
• State rank: #339
• US rank: #5545

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kenton, OH
• County: Hardin · 33,287 people
• City population: 12,594
• Population (ZIP): 12,594
• Household income: $54,325
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 4.8

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 31,000 people
• By 2030: 30,031 · -3.1%
• By 2040: 27,500 · -11.3%
• By 2050: 25,265 · -18.5%
• By 2075: 20,485 · -33.9%
• By 2100: 16,031 · -48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Iranian 3% Serbian 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+54.7) · D 22.2% · R 76.9%
• 2008→2024 swing: -33.8pp toward R · 2008: -20.9pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+52.0 2016: R+47.2 2012: R+23.5 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.32%
• Current HPI: 211.5705
• 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

1 event — show timeline

• 2026-06-10 Listed $99,000 WRIST

Property tax history

+4.1%/yr

Latest (2025): $1,226 · -0.6% YoY. Source: county tax records.