547 E Lincoln Ave · Ada, OH 45810

$69,990

2 bd · 1.0 ba · 792 sqft · SingleFamily public records · 46 Days on market

Built 1969 6,098 sqft lot $88/sqft · at area comps Est $71k · 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 +23.3/30.0
• ARV discount +8.3/15.0
• DSCR +7.5/10.0
• 1% rule +5.7/10.0
• Schools +5.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Been dreaming of NOT renting and owning your own home? Or want a great investment opportunity in a college town? Ranch home. Private lot. Three bedrooms. Priced to sell.

Key facts

• Private lot
• 6,098 sq ft lot
• 4 parking spots

Tags

• PRIVATE LOT

Property features AI

Exterior

• Parking: Gravel parking for 4 vehicles
• Utilities: Electricity connected (100 amp service); Natural gas connected; Sanitary sewer connected; Public water
• Home design: Single-family house; One story
• Construction: Vinyl siding; Block foundation; Metal roof; Built as a residential single-family residence
• Exterior features: Secluded lot

Interior

• Kitchen: Kitchen on the main level; Water heater (listed under appliances)
• Bedrooms: Bedroom 2 on the main level; Bedroom 3 on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Five total rooms; Other interior features
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($750 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.4% in Ada — 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 80/100 on livability (#119 in OH, #1,750 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Ada Exempted Village (rural): math 65% / reading 70% proficiency, ranked #190 of 656 in OH (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Ada Elementary School (math 69% / reading 71%, grade A-, #380 of 1,584 statewide, top 25%, 464 students, 0% FRL); Ada High School (math 60% / reading 69%, grade B-, #164 of 781 statewide, top 24%, 389 students, 67% FRL).
• Market conditions: 23 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 18 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($59k/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 $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hardin County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $67,890 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1969 — 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 A-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: 1.07% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.86%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

• ARV (median comp): $71,281
• List price: $69,990
• Delta: -1.81%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 E North Ave	0.68mi	2/1.0	840 (+6%)	13mo	$150,000	$179	47

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-3,163
• Equity at exit: $10,436

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $7,775
• Equity at exit: $6,051

Cash invested: $19,597 (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 45810

• Home prices YoY: -31.1%
• Active inventory: 23
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $750 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$68 /mo · $815/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$158
• Net cashflow: $128

Break-even live

Break-even rent $587

Max offer price $69,990

Occupancy floor 78%

Sensitivity live

Price	-10% $168	-5% $148	+0% $128	+5% $109	+10% $89
Rent	-10% $69	-5% $99	+0% $128	+5% $158	+10% $188
Rate	-1.0pp $164	-0.5pp $146	base $128	+0.5pp $110	+1.0pp $92

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: $17,498
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
710 S Main St Unit 2 Ada, OH	1.0	1.0	600	$750	$1.25	44d	1	0.50mi

Listing history 19 events

1. 2026-06-21
   days on market $69,990 Active 46 DOM
2. 2026-06-18
   days on market $69,990 Active 44 DOM
3. 2026-06-17
   days on market $69,990 Active 43 DOM
4. 2026-06-16
   days on market $69,990 Active 42 DOM
5. 2026-06-15
   days on market $69,990 Active 41 DOM
6. 2026-06-13
   days on market $69,990 Active 39 DOM
7. 2026-06-12
   days on market $69,990 Active 38 DOM
8. 2026-06-09
   pricedays on market $69,990 Active 35 DOM
9. 2026-06-08
   days on market $78,900 Active 34 DOM
10. 2026-06-07
    days on market $78,900 Active 33 DOM
11. 2026-06-07
    days on market $78,900 Active 32 DOM
12. 2026-06-04
    days on market $78,900 Active 29 DOM
13. 2026-06-02
    days on market $78,900 Active 28 DOM
14. 2026-06-01
    days on market $78,900 Active 27 DOM
15. 2026-05-31
    days on market $78,900 Active 26 DOM
16. 2026-05-14
    status Active 172-char remark
17. 2026-05-07
    historical Contingent 172-char remark
18. 2026-05-04
    listed $79,900 Active 172-char remark
19. 2019-10-15
    listed $49,900

ⓘ 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: $815 · $68/mo
• Projected year-2 tax: $953 · $79/mo
• Expected delta: +$139/yr (+$12/mo · 17.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°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: $9,000
• − Mortgage interest: −$3,921
• − Property taxes: −$815
• − Insurance: −$350
• − Repairs & maintenance: −$720
• − Management: −$720
• − Depreciation: −$2,036
• Taxable income: $439
• Est. tax owed @ 24.0%: −$105
• After-tax cash flow: $1,436/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: Ada Exempted Village
• NCES district ID: 3904518
• Math proficiency: 65% ▼ -10.00%
• Reading proficiency: 70% ▼ -5.00%
• Median HH income: $42,321
• Composite: 56.55/100
• National rank: #1149
• State rank: #190 of 656 in OH

Livability — Ada

• Score: 80/100
• State rank: #119
• US rank: #1750

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ada, OH
• County: Hardin · 33,287 people
• Population (ZIP): 7,345
• Household income: $59,065
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 13.9

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 31,000 people
• By 2030: 30,031 · -3.1%
• By 2040: 27,500 · -11.3%
• By 2050: 25,265 · -18.5%
• By 2075: 20,485 · -33.9%
• By 2100: 16,031 · -48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 6% Black 3% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 7% Iranian 3% Lithuanian 3%
• Foreign-born: 3% · China, South Korea
• Languages at home: 95% English-only · Spanish 2% Chinese 1% Arabic 1%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+54.7) · D 22.2% · R 76.9%
• 2008→2024 swing: -33.8pp toward R · 2008: -20.9pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+52.0 2016: R+47.2 2012: R+23.5 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -107.51%
• Current HPI: 237.9299
• 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

+40.3% since first listed

6 events — show timeline

• 2026-06-09 Price Changed $69,990 NORIS
• 2026-05-27 Price Changed $78,900 NORIS
• 2026-05-14 Relisted — NORIS
• 2026-05-07 Contingent — NORIS
• 2026-05-04 Listed $79,900 NORIS
• 2019-10-15 Listed $49,900 WCARE

Property tax history

+0.0%/yr

Latest (2025): $815 · +0.9% YoY. Source: county tax records.