748 Tibbals St · Franklin, OH 45005

$149,900

2 bd · 1.5 ba · 1,316 sqft · SingleFamily public records · 5 Days on market

Built 1913 6,862 sqft lot Est $190k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.6/30.0
• Schools +4.9/10.0
• DSCR +3.7/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the charm of this inviting one-story residence, a delightful blend of comfort and convenience, perfect for creating lasting memories. This cozy and impeccably clean home offers a welcoming atmosphere from the moment you arrive. The exterior boasts durable vinyl siding and central air ensures year-round comfort. Inside, an expansive eat-in kitchen provides ample space for casual dining, complemented by a formal dining room, ideal for hosting gatherings and entertaining guests. While currently configured with one dedicated bedroom, the versatile family room was originally a second bedroom and can easily be converted back to suit your needs. A total of 1.5 bathrooms cater to everyday

Key facts

• Formal dining room
• Family room
• Vinyl siding

Tags

• VINYL SIDING
• CENTRAL AIR
• EAT-IN KITCHEN
• FORMAL DINING ROOM
• FAMILY ROOM
• REAR PATIO

Property features AI

Finance

• Other: Lot dimensions approximately 47 x 146; Lot size approximately 0.1575 acres
• Financial info: Offered for sale

Exterior

• Parking: Attached 2-car garage; Detached garage; Garage door opener; Additional storage
• Utilities: Natural gas available; Sewer available (storm sewer); Public water
• Home design: Single-story; Vinyl siding; Residential zoning
• Construction: Vinyl siding construction; Partial, unfinished basement
• Exterior features: Partial fencing; Patio; Storage; Shed(s)

Interior

• Kitchen: Built-in oven; Dishwasher; Disposal; Microwave; Range; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 bathrooms on main level
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Ceiling fan(s); Galley kitchen; Jetted tub; Kitchen/family room combo
• Laundry & utility: Washer; Water softener (owned and rented listed); Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-20 ($-241/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (22.2% below list).
• Recommended offer: $117k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.6% in Franklin — 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 71/100 on livability (#396 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities D-.
• Franklin City (suburban): math 55% / reading 60% proficiency, ranked #332 of 656 in OH (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.2%/yr); 139 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $40k; list at $150k implies a 275% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,671 (22.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1913 — 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. 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: 0.78% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $189,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
743 S Main St	0.11mi	3/1.5 (+1)	1,372 (+4%)	12mo	$140,000	$102	72
218 Roberts Ave	0.48mi	3/1.0 (+1)	1,216 (-8%)	2mo	$88,000	$72	56
608 Park Ave	0.65mi	2/2.5	1,330 (+1%)	12mo	$200,000	$150	54
24 S Main St	0.68mi	2/1.0	1,272 (-3%)	10mo	$140,000	$110	53
821 Union Rd	0.37mi	2/1.0	1,144 (-13%)	13mo	$170,000	$149	48
213 Locust St	0.61mi	3/2.0 (+1)	1,408 (+7%)	8mo	$229,900	$163	47
210 N Riley Blvd	0.67mi	2/1.5	1,472 (+12%)	4mo	$40,000	$27	46
112 Chestnut St	0.67mi	2/1.5	1,208 (-8%)	14mo	$105,000	$87	43
7189 Shaker Rd	0.61mi	3/1.0 (+1)	1,142 (-13%)	2mo	$165,000	$144	41
11 W Third St	0.46mi	2/1.0	1,512 (+15%)	16mo	$185,000	$122	38
320 Sycamore St	0.75mi	3/1.0 (+1)	1,230 (-6%)	15mo	$185,000	$150	35
7293 Ellenridge Dr	0.59mi	3/2.0 (+1)	1,120 (-15%)	10mo	$184,000	$164	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 · 4.2% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.42×
• Total profit: $-24,186
• Equity at exit: $22,351

10-year hold

• IRR: -5.9%
• Equity multiple: 0.60×
• Total profit: $-16,879
• Equity at exit: $12,961

Cash invested: $41,972 (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 45005

• Rents YoY: 4.2%
• Active inventory: 139
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$93 /mo · $1,119/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $-20

Break-even live

Break-even rent $1,192

Max offer price $146,348

Occupancy floor 97%

Sensitivity live

Price	-10% $65	-5% $22	+0% $-20	+5% $-63	+10% $-105
Rent	-10% $-112	-5% $-66	+0% $-20	+5% $26	+10% $72
Rate	-1.0pp $55	-0.5pp $18	base $-20	+0.5pp $-59	+1.0pp $-98

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 S Main St Franklin, OH	1.0	1.0	900	$900	$1.00	2d	1	0.31mi
281 Millard Dr Franklin, OH	3.0	2.0	950	$1,500	$1.58	44d	1	1.32mi
50 Beam Cir Franklin, OH	1.0–2.0	1.0	825	$1,175	$1.42	2d	8	1.39mi
381 Sherman Dr Franklin, OH	3.0	3.5	1344	$1,995	$1.48	24d	1	1.39mi

Listing history 5 events

1. 2026-06-02
   status $149,900 Pending 5 DOM
2. 2026-06-01
   days on market $149,900 Active 5 DOM
3. 2026-05-31
   days on market $149,900 Active 4 DOM
4. 2026-05-26
   listed $149,900 Active
5. 2019-11-05
   soldstatus $40,000

ⓘ 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: $1,119 · $93/mo
• Projected year-2 tax: $1,729 · $144/mo
• Expected delta: +$610/yr (+$51/mo · 54.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $14,001
• − Mortgage interest: −$8,397
• − Property taxes: −$1,119
• − Insurance: −$750
• − Repairs & maintenance: −$1,120
• − Management: −$1,120
• − Depreciation: −$4,361
• Taxable loss: −$2,866
• Est. tax savings @ 24.0%: +$688
• After-tax cash flow: $446/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: Franklin City
• NCES district ID: 3904400
• Math proficiency: 55% ▼ -8.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $48,983
• Composite: 48.89/100
• National rank: #2081
• State rank: #332 of 656 in OH

Livability — Franklin

• Score: 71/100
• State rank: #396
• US rank: #6546

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, OH
• County: Warren County · 196,906 people
• City population: 32,251
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 32,251
• Household income: $75,399
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 811.0

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 3% Asian 3%
• Common ancestry: Slovak 3% Italian 2% Romanian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Spanish 2% 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: ▼ -192.03%
• Current HPI: 235.1612
• Rent YoY: ▲ 4.20%
• Metro: Cincinnati, OH-KY-IN
• 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

+274.8% since first listed

2 events — show timeline

• 2026-05-26 Listed $149,900 Dayton MLS
• 2019-11-05 Sold (Public Records) $40,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,119 · +6.1% YoY. Source: county tax records.