54 S Kniffin St · Greenwich, OH 44837

$115,000

4 bd · 1.0 ba · 1,807 sqft · SingleFamily public records · 2 Days on market

Built 1945 0.94 ac lot

---

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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investment opportunity! This tenant-occupied home offers immediate income potential. Please allow a minimum of 24 hours' notice for all showings. Contact your agent today for more information or to schedule a viewing.

Key facts

• 0.94 acre lot
• 3 garage spots
• Built 1945

Property features AI

Exterior

• Parking: Detached 3-car garage
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Asphalt roof; Lot dimensions approximately 82 x 498

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Forced air heating
• Interior features: Full basement; 8 total rooms

🏷️ Possibly a rental listed for sale. The $115,000 price doesn't fit this home's estimated sale value (~$292,734) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).

Location & tenants

• Location reads 67/100 on livability (#615 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• South Central Local (rural): math 53% / reading 56% proficiency, ranked #376 of 656 in OH (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 12 active listings in the ZIP; 40 units permitted in Huron County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Huron County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1945 — 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: 1.14% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.87%
• DSCR: 1.44
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $292,734
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Senior Dr	0.19mi	3/2.0 (-1)	1,850 (+2%)	1mo	$275,000	$149	78
24 S Kniffin St	0.18mi	3/2.0 (-1)	1,860 (+3%)	2mo	$200,000	$108	76
24 Senior Dr	0.15mi	3/2.0 (-1)	1,868 (+3%)	11mo	$350,000	$187	69
2235 Us Highway 224 E	0.46mi	4/2.0	1,792 (-1%)	12mo	$269,777	$151	63
20 Senior Dr	0.17mi	3/3.0 (-1)	1,976 (+9%)	8mo	$400,000	$202	57
9 Senior Dr	0.22mi	3/2.5 (-1)	1,690 (-6%)	19mo	$274,000	$162	52

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,756
• Equity at exit: $17,147

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $20,228
• Equity at exit: $9,943

Cash invested: $32,200 (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 44837

• Home prices YoY: -5.6%
• Active inventory: 12
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,317 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$124 /mo · $1,492/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $265

Break-even live

Break-even rent $981

Max offer price $115,000

Occupancy floor 75%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-19
   days on market $115,000 Active 2 DOM
2. 2026-06-17
   remarks 217-char remark
3. 2026-06-17
   listed $115,000 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: $1,492 · $124/mo
• Projected year-2 tax: $1,643 · $137/mo
• Expected delta: +$151/yr (+$13/mo · 10.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,800
• − Mortgage interest: −$6,442
• − Property taxes: −$1,492
• − Insurance: −$575
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$3,345
• Taxable income: $1,418
• Est. tax owed @ 24.0%: −$340
• After-tax cash flow: $2,838/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: South Central Local
• NCES district ID: 3904773
• Math proficiency: 53% ▼ -11.00%
• Reading proficiency: 56% ▼ -3.00%
• Median HH income: $50,657
• Composite: 46.57/100
• National rank: #2425
• State rank: #376 of 656 in OH

Livability — Greenwich

• Score: 67/100
• State rank: #615
• US rank: #10621

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenwich, OH
• County: Huron · 56,496 people
• Population (ZIP): 4,514
• Household income: $69,513
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 11.5

Population outlook (Huron County) Hauer SSP2

• Today (2025): 55,572 people
• By 2030: 53,514 · -3.7%
• By 2040: 48,770 · -12.2%
• By 2050: 43,611 · -21.5%
• By 2075: 32,349 · -41.8%
• By 2100: 21,849 · -60.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 6%
• Common ancestry: Hungarian 3% Polish 2% Serbian 2%
• Foreign-born: 1% · Vietnam
• Languages at home: 90% English-only · German/W. Germanic 10%

Political lean MEDSL · Huron

• 2024 margin: Solid R (+44.0) · D 27.6% · R 71.6%
• 2008→2024 swing: -40.9pp toward R · 2008: -3.1pp · 2024: -44.0pp
• All cycles: 2024: R+44.0 2020: R+41.2 2016: R+36.4 2012: R+8.9 2008: R+3.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.77%
• Current HPI: 265.9942
• 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

+618.5% since first listed

8 events — show timeline

• 2026-06-17 Listed $115,000 FAOR
• 2023-09-11 Price Changed $90,000 FAOR
• 2022-03-07 Listing Removed — MLSNOW
• 2022-03-07 Listing Removed — CBRMLS
• 2021-12-06 Sold (Public Records) $7,454,700 Public Records
• 2021-10-22 Listed $137,500 MLSNOW
• 2021-10-22 Listed $137,500 CBRMLS
• 1996-05-15 Sold (Public Records) $16,005 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,492 · -29.8% YoY. Source: county tax records.