400 N Main St · North Baltimore, OH 45872

$175,000

4 bd · 2.0 ba · 2,176 sqft · SingleFamily public records · 1 Days on market

Built 1900 Est $215k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.7/30.0
• DSCR +4.5/10.0
• Schools +4.4/10.0
• Livability +3.9/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a large family home with 4 to 6 bedrooms and two full bathrooms. Most of the house has been recently painted, there are many new floors as well as mama in the bathroom and entryway. The built-in storage and display cabin tree really looks great with the updated paint colors throughout the house. It has a very flexible floor plan and can be set up in a variety of ways including also as a mother-in-law suite or teenager area. There is a master bedroom downstairs or you could use as a master bedroom upstairs depending upon your needs. There& apos; s a large l-shaped enclosed front porch and the house sits on the hill on main Street between the library and Powell School. This was a

Key facts

• Flexible floor plan
• Private parking
• Display cabinetry

Tags

• BUILT-IN STORAGE
• DISPLAY CABINETRY
• FLEXIBLE FLOOR PLAN
• PRIVATE PARKING

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $46 ($555/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 $148k (15.5% below list).
• Recommended offer: $148k (15.5% below list) — sets the bar for 1% rule.

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 $1k of loan paydown is wiped out by about $5k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 13y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $58k; list at $175k implies a 202% 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 $147,916 (15.5% below list)

Questions for the listing agent

1. Built in 1900 — 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. 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?
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $215,424
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 N Main St	0.08mi	4/1.5	2,202 (+1%)	4mo	$240,500	$109	89
403 W Broadway St	0.30mi	4/2.0	2,154 (-1%)	11mo	$128,000	$59	75
227 E Broadway St	0.29mi	3/2.0 (-1)	2,208 (+2%)	6mo	$222,000	$101	74
315 E Walnut St	0.22mi	4/3.0	2,304 (+6%)	22mo	$132,000	$57	57
313 S Main St	0.60mi	3/2.0 (-1)	2,064 (-5%)	4mo	$205,000	$99	56
401 N 3rd St	0.17mi	3/1.0 (-1)	1,852 (-15%)	13mo	$208,088	$112	47
318 S Main St	0.61mi	5/2.0 (+1)	2,018 (-7%)	8mo	$154,900	$77	47
317 W Water St	0.50mi	3/2.0 (-1)	2,014 (-7%)	16mo	$180,000	$89	46
300 Rudolph Rd	0.51mi	3/3.5 (-1)	1,934 (-11%)	23mo	$301,000	$156	27

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-25,445
• Equity at exit: $26,093

10-year hold

• IRR: -5.8%
• Equity multiple: 0.62×
• Total profit: $-18,493
• Equity at exit: $15,131

Cash invested: $49,000 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,479 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$132 /mo · $1,580/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $46

Break-even live

Break-even rent $1,421

Max offer price $175,000

Occupancy floor 92%

Sensitivity live

Price	-10% $145	-5% $96	+0% $46	+5% $-3	+10% $-53
Rent	-10% $-71	-5% $-12	+0% $46	+5% $105	+10% $163
Rate	-1.0pp $134	-0.5pp $91	base $46	+0.5pp $1	+1.0pp $-45

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2024-11-10
   historical
2. 2024-10-31
   price $163,400
3. 2024-10-04
   price $163,900
4. 2024-09-13
   listed $164,900 Active
5. 2024-09-11
   historical
6. 2024-05-20
   historical
7. 2024-04-22
   price $171,900
8. 2024-04-11
   price $174,900
9. 2024-03-14
   listed $174,999 Active
10. 2023-08-21
    price $163,900
11. 2023-08-21
    status Active
12. 2023-08-16
    historical
13. 2023-08-16
    historical
14. 2023-03-23
    listed $164,900 Active
15. 2023-02-24
    historical
16. 2023-01-26
    listed $164,900 Active
17. 2022-08-16
    historical
18. 2022-06-26
    price $144,000
19. 2022-03-10
    listed $145,000 Active
20. 2013-11-04
    soldstatus $58,000
21. 2013-10-31
    historical
22. 2013-10-08
    listed $62,000

ⓘ 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: $1,580 · $132/mo
• Projected year-2 tax: $2,155 · $180/mo
• Expected delta: +$575/yr (+$48/mo · 36.4%)

ⓘ 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: $17,750
• − Mortgage interest: −$9,803
• − Property taxes: −$1,580
• − Insurance: −$875
• − Repairs & maintenance: −$1,420
• − Management: −$1,420
• − Depreciation: −$5,091
• Taxable loss: −$2,439
• Est. tax savings @ 24.0%: +$585
• After-tax cash flow: $1,140/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

+163.5% since first listed

22 events — show timeline

• 2024-11-10 Listing Removed — NORIS
• 2024-10-31 Price Changed $163,400 NORIS
• 2024-10-04 Price Changed $163,900 NORIS
• 2024-09-13 Listed $164,900 NORIS
• 2024-09-11 Coming Soon — NORIS
• 2024-05-20 Listing Removed — CBRMLS
• 2024-04-22 Price Changed $171,900 CBRMLS
• 2024-04-11 Price Changed $174,900 CBRMLS
• 2024-03-14 Listed $174,999 CBRMLS
• 2023-08-21 Price Changed $163,900 NORIS
• 2023-08-21 Relisted — NORIS
• 2023-08-16 Listing Removed — NORIS
• 2023-08-16 Listing Removed — NORIS
• 2023-03-23 Listed $164,900 NORIS
• 2023-02-24 Listing Removed — NORIS
• 2023-01-26 Listed $164,900 NORIS
• 2022-08-16 Listing Removed — NORIS
• 2022-06-26 Price Changed $144,000 NORIS
• 2022-03-10 Listed $145,000 NORIS
• 2013-11-04 Sold (Public Records) $58,000 Public Records
• 2013-10-31 Listing Removed — NORIS
• 2013-10-08 Listed $62,000 NORIS

Property tax history

+0.2%/yr

Latest (2025): $1,580 · +1.0% YoY. Source: county tax records.