208 Olive St · Greenville, OH 45331

$103,500

2 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 412 Days on market

Built 1900 2,971 sqft lot Est $148k · 30% 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 +7.3/30.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 4 BR house on the south end of town with a large eat-in kitchen. Updates include: Tilt in windows, doors, water heater, kitchen and bathroom flooring. Enjoy the outside on either the covered back or large front porches. This home has unbelievable low utility bills. Exclusions: Red phone in kitchen, kitchen appliances, cabinet in back of toilet. Sellers must find home of choice or will not sell.

Key facts

• Covered front porch
• New furnace
• Formal dining room

Tags

• COVERED FRONT PORCH
• EAT IN KITCHEN
• FORMAL DINING ROOM
• FULL BASEMENT
• COVERED BACK PORCH
• NEW FURNACE

Property features AI

Finance

• Other: Property listed for sale

Exterior

• Parking: Detached one-car garage
• Utilities: Natural gas available; Public water; Sewer available; Cable available
• Home design: Two-story frame home with vinyl siding; Residential zoning; Home warranty included
• Construction: Frame construction; Vinyl siding
• Exterior features: Front porch

Interior

• Kitchen: Eat-in kitchen; Microwave; Range; Refrigerator
• Bedrooms: Second-floor bedrooms (three)
• Bathrooms: One full bathroom
• Heating & cooling: Gravity heating (natural gas); Window air conditioning units
• Interior features: Vinyl windows; Full unfinished basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $104k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $79k (23.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $69k (33.6% below list).
• Recommended offer: $69k (33.6% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.9% in Greenville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#514 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Greenville City (town): math 49% / reading 50% proficiency, ranked #456 of 656 in OH (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 73 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 43 units permitted in Darke County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($54k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $716 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Darke County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 412 days — a 12% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y ago; this cycle's ask has dropped $36k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $61k; list at $104k implies a 70% 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 $68,758 (33.6% 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. It's been on market 412 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.66% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.66%
• DSCR: 0.75
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $148,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
156 Pine St	0.09mi	3/1.0 (+1)	1,358 (-6%)	1mo	$115,000	$85	80
507 Wayne Ave	0.24mi	3/1.0 (+1)	1,452 (+1%)	7mo	$68,000	$47	77
209 Chestnut St	0.25mi	3/2.0 (+1)	1,433 (-0%)	5mo	$161,000	$112	75
337 W Main St	0.37mi	3/1.0 (+1)	1,458 (+1%)	3mo	$149,500	$103	73
744 Central Ave	0.25mi	2/1.5	1,328 (-8%)	5mo	$60,000	$45	69
761 Wayne Ave	0.38mi	3/1.5 (+1)	1,409 (-2%)	7mo	$198,750	$141	66
524 Gray Ave	0.35mi	3/1.0 (+1)	1,368 (-5%)	6mo	$60,000	$44	65
510 Harrison Ave	0.18mi	2/1.5	1,232 (-14%)	3mo	$158,000	$128	63
901 Wayne Ave	0.45mi	3/2.0 (+1)	1,469 (+2%)	10mo	$155,000	$106	59
723 Gray Ave	0.46mi	3/1.5 (+1)	1,338 (-7%)	3mo	$119,000	$89	57
120 Riffle Ave	0.63mi	3/1.5 (+1)	1,448 (+1%)	10mo	$57,000	$39	54
817 Washington Ave	0.47mi	3/2.0 (+1)	1,614 (+12%)	8mo	$185,000	$115	42

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: -26.0%
• Equity multiple: 0.12×
• Total profit: $-25,493
• Equity at exit: $15,432

10-year hold

• IRR: -22.8%
• Equity multiple: -0.15×
• Total profit: $-33,460
• Equity at exit: $8,949

Cash invested: $28,980 (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 45331

• Active inventory: 73
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $688 medium
• Mortgage (P&I): −$543
• Tax from tax record: −$94 /mo · $1,129/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$144
• Net cashflow: $-137

Break-even live

Break-even rent $861

Max offer price $79,342

Occupancy floor —

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: $25,875
• Closing costs: $3,105
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Gray Ave Greenville, OH	1.0	1.0	900	$600	$0.67	43d	1	0.46mi
703 E 4th St Greenville, OH	2.0	1.0	1025	$850	$0.83	23d	1	0.97mi

Listing history 21 events

1. 2026-04-30
   historical ActiveUnderContract
2. 2026-04-18
   price $103,500
3. 2026-02-04
   price $107,000
4. 2025-10-29
   status Active
5. 2025-10-22
   historical ActiveUnderContract
6. 2025-08-11
   price $115,000
7. 2025-08-01
   price $125,000
8. 2025-04-29
   price $130,000
9. 2025-04-10
   listed $140,000 Active
10. 2021-07-22
    historical
11. 2017-05-17
    soldstatus $61,000
12. 2017-05-15
    soldstatus $61,000 402-char remark

    Show marketing remark (402 chars)

    Nice 4 BR house on the south end of town with a large eat-in kitchen. Updates include: Tilt in windows, doors, water heater, kitchen and bathroom flooring. Enjoy the outside on either the covered back or large front porches. This home has unbelievable low utility bills. Exclusions: Red phone in kitchen, kitchen appliances, cabinet in back of toilet. Sellers must find home of choice or will not sell.

13. 2017-05-15
    soldstatus $61,000 Closed

    Show marketing remark (402 chars)

    Nice 4 BR house on the south end of town with a large eat-in kitchen. Updates include: Tilt in windows, doors, water heater, kitchen and bathroom flooring. Enjoy the outside on either the covered back or large front porches. This home has unbelievable low utility bills. Exclusions: Red phone in kitchen, kitchen appliances, cabinet in back of toilet. Sellers must find home of choice or will not sell.

14. 2017-05-15
    soldstatus $61,000

    Show marketing remark (402 chars)

    Nice 4 BR house on the south end of town with a large eat-in kitchen. Updates include: Tilt in windows, doors, water heater, kitchen and bathroom flooring. Enjoy the outside on either the covered back or large front porches. This home has unbelievable low utility bills. Exclusions: Red phone in kitchen, kitchen appliances, cabinet in back of toilet. Sellers must find home of choice or will not sell.

15. 2017-01-08
    listed $59,900
16. 2016-11-02
    listed $59,900
17. 2016-09-23
    historical
18. 2016-09-23
    historical
19. 2016-09-22
    listed $59,900 402-char remark

    Show marketing remark (402 chars)

    Nice 4 BR house on the south end of town with a large eat-in kitchen. Updates include: Tilt in windows, doors, water heater, kitchen and bathroom flooring. Enjoy the outside on either the covered back or large front porches. This home has unbelievable low utility bills. Exclusions: Red phone in kitchen, kitchen appliances, cabinet in back of toilet. Sellers must find home of choice or will not sell.

20. 2016-06-23
    listed $59,900
21. 2016-06-23
    listed $59,900

ⓘ 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: $1,129 · $94/mo
• Projected year-2 tax: $1,372 · $114/mo
• Expected delta: +$243/yr (+$20/mo · 21.5%)

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,251
• − Mortgage interest: −$5,798
• − Property taxes: −$1,129
• − Insurance: −$518
• − Repairs & maintenance: −$660
• − Management: −$660
• − Depreciation: −$3,011
• Taxable loss: −$3,524
• Est. tax savings @ 24.0%: +$846
• After-tax cash flow: $-795/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: Greenville City
• NCES district ID: 3904409
• Math proficiency: 49% ▼ -15.00%
• Reading proficiency: 50% ▼ -7.00%
• Median HH income: $39,578
• Composite: 41.38/100
• National rank: #3488
• State rank: #456 of 656 in OH

Livability — Greenville

• Score: 69/100
• State rank: #514
• US rank: #8744

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, OH
• County: Darke · 50,606 people
• Population (ZIP): 22,298
• Household income: $53,797
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 13.3

Population outlook (Darke County) Hauer SSP2

• Today (2025): 49,377 people
• By 2030: 47,494 · -3.8%
• By 2040: 43,553 · -11.8%
• By 2050: 39,320 · -20.4%
• By 2075: 30,091 · -39.1%
• By 2100: 21,110 · -57.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Darke

• 2024 margin: Solid R (+65.4) · D 17.0% · R 82.3%
• 2008→2024 swing: -29.2pp toward R · 2008: -36.1pp · 2024: -65.4pp
• All cycles: 2024: R+65.4 2020: R+63.6 2016: R+61.2 2012: R+44.9 2008: R+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -110.47%
• Current HPI: 201.8715
• 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

+72.8% since first listed

21 events — show timeline

• 2026-04-30 Contingent — Dayton MLS
• 2026-04-18 Price Changed $103,500 Dayton MLS
• 2026-02-04 Price Changed $107,000 Dayton MLS
• 2025-10-29 Relisted — Dayton MLS
• 2025-10-22 Contingent — Dayton MLS
• 2025-08-11 Price Changed $115,000 Dayton MLS
• 2025-08-01 Price Changed $125,000 Dayton MLS
• 2025-04-29 Price Changed $130,000 Dayton MLS
• 2025-04-10 Listed $140,000 Dayton MLS
• 2021-07-22 Listing Removed — Dayton MLS
• 2017-05-17 Sold (Public Records) $61,000 Public Records
• 2017-05-15 Sold (MLS) $61,000 Dayton MLS
• 2017-05-15 Sold (MLS) $61,000 Dayton MLS
• 2017-05-15 Sold (MLS) $61,000 WRIST
• 2017-01-08 Listed $59,900 Dayton MLS
• 2016-11-02 Listed $59,900 Dayton MLS
• 2016-09-23 Listing Removed — WRIST
• 2016-09-23 Listing Removed — Dayton MLS
• 2016-09-22 Listed $59,900 WRIST
• 2016-06-23 Listed $59,900 WRIST
• 2016-06-23 Listed $59,900 Dayton MLS

Property tax history

+7.7%/yr

Latest (2025): $1,129 · +0.1% YoY. Source: county tax records.