110 N Tarr St · North Baltimore, OH 45872

$130,000

2 bd · 1.0 ba · 1,378 sqft · SingleFamily public records · 35 Days on market

Built 1900 Est $132k · at est.

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Why this score? — see what drove the C- 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 +19.9/30.0
• ARV discount +8.3/15.0
• DSCR +6.3/10.0
• 1% rule +4.7/10.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

To be sold by cash at closing or on terms acceptable to the Seller. Goddard Murphy & Co. Listing. For more information contact Doug Goddard - 419 619 7000. Affordable single floor plan home located in an established neighborhood. Some updates with lots of potential. Seller addenda are required with initial offer to purchase. Contact Lister for required documents.

Key facts

• Built 1900
• Listed 35 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/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 $126k (2.9% below list).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 5.9% in North Baltimore — 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 78/100 on livability (#159 in OH, #2,395 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• North Baltimore Local (town): math 45% / reading 58% proficiency, ranked #424 of 656 in OH (top 65%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: E A Powell Elementary School (math 47% / reading 57%, grade C-, #851 of 1,584 statewide, top 56%, 367 students, 46% FRL); North Baltimore Middle School (math 52% / reading 57%, grade B-, #342 of 654 statewide, top 54%, 95 students, 0% FRL); North Baltimore High School (math 34% / reading 74%, grade C-, #303 of 781 statewide, top 42%, 136 students, 84% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: 33 active listings in the ZIP; 493 units permitted in Wood County in 2024 (48 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wood County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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.
• Current owner paid $18k; list at $130k implies a 622% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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?
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: 0.97% ✗
• Cap rate: 7.73%
• Cash-on-cash: 5.15%
• DSCR: 1.23
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $132,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 S Tarr St	0.30mi	2/1.0	1,406 (+2%)	6mo	$39,900	$28	78
114 N Beecher St	0.15mi	3/1.0 (+1)	1,478 (+7%)	2mo	$45,000	$30	74
318 Belmont St	0.38mi	2/1.0	1,344 (-2%)	7mo	$129,000	$96	72
306 S 2nd St	0.38mi	3/1.0 (+1)	1,358 (-2%)	4mo	$49,900	$37	71
103 Smith St	0.39mi	3/1.0 (+1)	1,350 (-2%)	5mo	$116,500	$86	70
129 Central Ave	0.33mi	3/1.0 (+1)	1,358 (-2%)	12mo	$152,500	$112	68
314 Jewett Ave	0.51mi	2/1.0	1,420 (+3%)	11mo	$134,000	$94	62
114 East St	0.15mi	3/2.0 (+1)	1,536 (+12%)	6mo	$172,000	$112	60
323 W State St	0.33mi	3/1.0 (+1)	1,224 (-11%)	8mo	$96,000	$78	55
815 George St	0.60mi	3/2.0 (+1)	1,404 (+2%)	8mo	$224,000	$160	53
209 Rudolph Rd	0.43mi	3/2.0 (+1)	1,518 (+10%)	7mo	$218,500	$144	48
201 Briar Hill Rd	0.69mi	2/2.0	1,532 (+11%)	6mo	$242,900	$159	40

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: -8.3%
• Equity multiple: 0.69×
• Total profit: $-11,140
• Equity at exit: $19,383

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $3,037
• Equity at exit: $11,240

Cash invested: $36,400 (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 45872

• Home prices YoY: -11.5%
• Active inventory: 33
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,263 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$106 /mo · $1,267/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $156

Break-even live

Break-even rent $1,065

Max offer price $130,000

Occupancy floor 83%

Sensitivity live

Price	-10% $230	-5% $193	+0% $156	+5% $119	+10% $83
Rent	-10% $56	-5% $106	+0% $156	+5% $206	+10% $256
Rate	-1.0pp $222	-0.5pp $189	base $156	+0.5pp $122	+1.0pp $88

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-17
   status $130,000 Under Contract 35 DOM
2. 2026-06-16
   days on market $130,000 Active 35 DOM
3. 2026-06-15
   days on market $130,000 Active 34 DOM
4. 2026-06-13
   days on market $130,000 Active 32 DOM
5. 2026-06-12
   days on market $130,000 Active 31 DOM
6. 2026-06-09
   days on market $130,000 Active 28 DOM
7. 2026-06-08
   days on market $130,000 Active 27 DOM
8. 2026-06-08
   days on market $130,000 Active 26 DOM
9. 2026-06-07
   days on market $130,000 Active 25 DOM
10. 2026-06-04
    days on market $130,000 Active 22 DOM
11. 2026-06-02
    days on market $130,000 Active 21 DOM
12. 2026-06-01
    days on market $130,000 Active 20 DOM
13. 2026-05-31
    days on market $130,000 Active 19 DOM
14. 2026-05-12
    listed $130,000 Active 925-char remark
15. 2012-02-22
    soldstatus $18,000
16. 2012-02-17
    soldstatus $18,000 372-char remark

    Show marketing remark (372 chars)

    To be sold by cash at closing or on terms acceptable to the Seller. Goddard Murphy & Co. Listing. For more information contact Doug Goddard - 419 619 7000. Affordable single floor plan home located in an established neighborhood. Some updates with lots of potential. Seller addenda are required with initial offer to purchase. Contact Lister for required documents.

17. 2012-02-17
    soldstatus $18,000

    Show marketing remark (372 chars)

    To be sold by cash at closing or on terms acceptable to the Seller. Goddard Murphy & Co. Listing. For more information contact Doug Goddard - 419 619 7000. Affordable single floor plan home located in an established neighborhood. Some updates with lots of potential. Seller addenda are required with initial offer to purchase. Contact Lister for required documents.

18. 2011-11-15
    listed $24,999 372-char remark

    Show marketing remark (372 chars)

    To be sold by cash at closing or on terms acceptable to the Seller. Goddard Murphy & Co. Listing. For more information contact Doug Goddard - 419 619 7000. Affordable single floor plan home located in an established neighborhood. Some updates with lots of potential. Seller addenda are required with initial offer to purchase. Contact Lister for required documents.

19. 2011-11-15
    listed $18,000

    Show marketing remark (372 chars)

    To be sold by cash at closing or on terms acceptable to the Seller. Goddard Murphy & Co. Listing. For more information contact Doug Goddard - 419 619 7000. Affordable single floor plan home located in an established neighborhood. Some updates with lots of potential. Seller addenda are required with initial offer to purchase. Contact Lister for required documents.

20. 2011-09-09
    historical
21. 2011-09-09
    historical
22. 2010-12-14
    listed $29,900
23. 2010-12-14
    listed $29,900
24. 2010-09-23
    soldstatus $4,600
25. 2010-09-23
    soldstatus $46,000
26. 2005-07-15
    soldstatus $79,500
27. 1995-07-18
    soldstatus $52,000
28. 1993-09-16
    soldstatus $50,500
29. 1991-12-09
    soldstatus $50,500

ⓘ 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: $1,267 · $106/mo
• Projected year-2 tax: $1,648 · $137/mo
• Expected delta: +$380/yr (+$32/mo · 30.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,153
• − Mortgage interest: −$7,282
• − Property taxes: −$1,267
• − Insurance: −$650
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$3,782
• Taxable loss: −$252
• Est. tax savings @ 24.0%: +$61
• After-tax cash flow: $1,934/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: North Baltimore Local
• NCES district ID: 3905070
• Math proficiency: 45% ▼ -21.00%
• Reading proficiency: 58% ▼ -12.00%
• Median HH income: $47,242
• Composite: 43.72/100
• National rank: #2951
• State rank: #424 of 656 in OH

Livability — North Baltimore

• Score: 78/100
• State rank: #159
• US rank: #2395

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Baltimore, OH
• County: Wood · 127,168 people
• City population: 4,572
• Metro: Toledo, OH
• Population (ZIP): 4,572
• Household income: $62,380
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 3.8

Population outlook (Wood County) Hauer SSP2

• Today (2025): 138,744 people
• By 2030: 143,189 · +3.2%
• By 2040: 150,896 · +8.8%
• By 2050: 158,589 · +14.3%
• By 2075: 182,166 · +31.3%
• By 2100: 196,533 · +41.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2% Black 2%
• Common ancestry: Iranian 4% Romanian 2% Slovak 1%
• Foreign-born: 0%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Wood

• 2024 margin: R (+10.2) · D 44.4% · R 54.6%
• 2008→2024 swing: -17.3pp toward R · 2008: 7.1pp · 2024: -10.2pp
• All cycles: 2024: R+10.2 2020: R+7.6 2016: R+8.5 2012: D+4.2 2008: D+7.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.19%
• Current HPI: 225.1072
• 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

+157.4% since first listed

17 events — show timeline

• 2026-06-16 Pending — FSBO.com
• 2026-05-12 Listed $130,000 FSBO.com
• 2012-02-22 Sold (Public Records) $18,000 Public Records
• 2012-02-17 Sold (MLS) $18,000 NORIS
• 2012-02-17 Sold (MLS) $18,000 NORIS
• 2011-11-15 Listed $24,999 NORIS
• 2011-11-15 Listed $18,000 NORIS
• 2011-09-09 Listing Removed — NORIS
• 2011-09-09 Listing Removed — NORIS
• 2010-12-14 Listed $29,900 NORIS
• 2010-12-14 Listed $29,900 NORIS
• 2010-09-23 Sold (Public Records) $46,000 Public Records
• 2010-09-23 Sold (Public Records) $4,600 Public Records
• 2005-07-15 Sold (Public Records) $79,500 Public Records
• 1995-07-18 Sold (Public Records) $52,000 Public Records
• 1993-09-16 Sold (Public Records) $50,500 Public Records
• 1991-12-09 Sold (Public Records) $50,500 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,267 · +1.1% YoY. Source: county tax records.