866 North St · Greenfield, OH 45123

$109,000

2 bd · 1.5 ba · 1,218 sqft · SingleFamily public records · 45 Days on market

Built 1953 6,926 sqft lot $89/sqft · 25% below area Est $145k · 25% under

---

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 +18.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• Schools +4.7/10.0
• 1% rule +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One story home, 2 or 3 bedrooms, 1.5 baths, 1215 square feet, Living Rm, Dining Rm, Eat in kitchen, large utility Rm, that could be a 3rd bedroom, F/A gas furnace, C/A, metal roof, vinyl siding, covered front porch, 24 x 20 detached garage, fenced in backyard, large backyard, off street parking. walking distance to school, grocery & church.

Key facts

• Dining rm
• F a gas furnace
• One story home

Tags

• ONE STORY HOME
• LIVING RM
• DINING RM
• EAT IN KITCHEN
• LARGE UTILITY RM
• F A GAS FURNACE

Property features AI

Finance

• Other: Property zoned residential; Lot roughly 0.159 acre (approx. 42 x 165)
• HOA & community: No HOA; Community lifestyle amenities include boating and fishing

Exterior

• Parking: Detached rear garage (1 garage space); Two assigned off-street parking spaces
• Security: Smoke alarm
• Utilities: Public water; Public sewer; Natural gas
• Home design: Ranch single-family home; One story; Block foundation
• Construction: Vinyl siding; Metal roof
• Exterior features: Front porch; Privacy wood fencing; Level lot

Interior

• Kitchen: Eat-in kitchen with wood cabinets and counter bar
• Bedrooms: Two bedrooms on main level — primary bedroom approximately 17 x 10; Second bedroom approximately 13 x 10
• Flooring: Wall-to-wall carpet in living room
• Bathrooms: One full bathroom on main level; One half bathroom on main level
• Heating & cooling: Forced air gas heating; Central air conditioning; Gas water heater
• Interior features: Six total rooms; Partial unfinished basement; Walkout living room
• Laundry & utility: Main-level laundry room (approx. 12 x 10); Sump pump

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $103k (5.6% below list).
• Recommended offer: $103k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.6% in Greenfield — 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 72/100 on livability (#364 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Greenfield Exempted Village (town): math 56% / reading 56% proficiency, ranked #375 of 656 in OH (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 26 active listings in the ZIP; 20 units permitted in Highland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Highland County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $11k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $109k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,864 (5.6% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. 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: 0.94% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 8.8

CMA / ARV

• ARV (median comp): $145,490
• List price: $109,000
• Delta: -25.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
840 Lafayette St	0.09mi	3/2.0 (+1)	1,204 (-1%)	15mo	$249,900	$208	74
839 South St	0.29mi	3/1.0 (+1)	1,285 (+6%)	8mo	$77,000	$60	64
734 Blaine St	0.52mi	2/1.0	1,176 (-3%)	6mo	$34,900	$30	63
842 North St	0.04mi	2/1.0	1,056 (-13%)	18mo	$136,000	$129	59
830 Blaine St	0.55mi	3/1.0 (+1)	1,257 (+3%)	4mo	$155,000	$123	59
308 Edgewood Ave	0.05mi	2/1.0	1,050 (-14%)	17mo	$129,000	$123	58
790 Foraker St	0.69mi	3/2.0 (+1)	1,208 (-1%)	5mo	$195,000	$161	56
238 N Sixth St	0.34mi	2/1.0	1,387 (+14%)	9mo	$154,900	$112	51
424 Spring St	0.55mi	3/1.5 (+1)	1,271 (+4%)	16mo	$164,000	$129	49
12358 Sunshine Dr	0.31mi	3/1.0 (+1)	1,045 (-14%)	9mo	$200,000	$191	47
425 Evans St	0.58mi	3/1.0 (+1)	1,108 (-9%)	12mo	$149,999	$135	41
317 N Washington St	0.70mi	3/2.0 (+1)	1,380 (+13%)	7mo	$200,000	$145	33

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-10,744
• Equity at exit: $16,252

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-489
• Equity at exit: $9,424

Cash invested: $30,520 (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 45123

• Home prices YoY: -15.3%
• Active inventory: 26
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$87 /mo · $1,041/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $109

Break-even live

Break-even rent $891

Max offer price $109,000

Occupancy floor 84%

Sensitivity live

Price	-10% $171	-5% $140	+0% $109	+5% $78	+10% $47
Rent	-10% $28	-5% $68	+0% $109	+5% $149	+10% $190
Rate	-1.0pp $164	-0.5pp $137	base $109	+0.5pp $81	+1.0pp $52

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $109,000 Active 45 DOM
2. 2026-06-21
   days on market $109,000 Active 44 DOM
3. 2026-06-18
   days on market $109,000 Active 42 DOM
4. 2026-06-17
   days on market $109,000 Active 41 DOM
5. 2026-06-16
   days on market $109,000 Active 40 DOM
6. 2026-06-15
   days on market $109,000 Active 39 DOM
7. 2026-06-13
   days on market $109,000 Active 37 DOM
8. 2026-06-12
   days on market $109,000 Active 36 DOM
9. 2026-06-09
   days on market $109,000 Active 33 DOM
10. 2026-06-08
    days on market $109,000 Active 32 DOM
11. 2026-06-08
    days on market $109,000 Active 31 DOM
12. 2026-06-07
    days on market $109,000 Active 30 DOM
13. 2026-06-04
    days on market $109,000 Active 27 DOM
14. 2026-06-02
    days on market $109,000 Active 26 DOM
15. 2026-06-01
    price $109,000 Active 25 DOM

    Show marketing remark (348 chars)

    One story home, 2 or 3 bedrooms, 1.5 baths, 1215 square feet, Living Rm, Dining Rm, Eat in kitchen, large utility Rm, that could be a 3rd bedroom, F/A gas furnace, C/A, metal roof, vinyl siding, covered front porch, 24 x 20 detached garage, fenced in backyard, large backyard, off street parking. walking distance to school, grocery & church.

16. 2026-06-01
    days on market $119,900 Active 25 DOM

    Show marketing remark (348 chars)

    One story home, 2 or 3 bedrooms, 1.5 baths, 1215 square feet, Living Rm, Dining Rm, Eat in kitchen, large utility Rm, that could be a 3rd bedroom, F/A gas furnace, C/A, metal roof, vinyl siding, covered front porch, 24 x 20 detached garage, fenced in backyard, large backyard, off street parking. walking distance to school, grocery & church.

17. 2026-05-31
    days on market $119,900 Active 24 DOM
18. 2026-05-18
    historical Contingency Pending 336-char remark

    Show marketing remark (348 chars)

    One story home, 2 or 3 bedrooms, 1.5 baths, 1215 square feet, Living Rm, Dining Rm, Eat in kitchen, large utility Rm, that could be a 3rd bedroom, F/A gas furnace, C/A, metal roof, vinyl siding, covered front porch, 24 x 20 detached garage, fenced in backyard, large backyard, off street parking. walking distance to school, grocery & church.

19. 2026-05-18
    status Pending 348-char remark

    Show marketing remark (348 chars)

    One story home, 2 or 3 bedrooms, 1.5 baths, 1215 square feet, Living Rm, Dining Rm, Eat in kitchen, large utility Rm, that could be a 3rd bedroom, F/A gas furnace, C/A, metal roof, vinyl siding, covered front porch, 24 x 20 detached garage, fenced in backyard, large backyard, off street parking. walking distance to school, grocery & church.

20. 2026-05-07
    listed $119,900 Active 336-char remark

    Show marketing remark (348 chars)

    One story home, 2 or 3 bedrooms, 1.5 baths, 1215 square feet, Living Rm, Dining Rm, Eat in kitchen, large utility Rm, that could be a 3rd bedroom, F/A gas furnace, C/A, metal roof, vinyl siding, covered front porch, 24 x 20 detached garage, fenced in backyard, large backyard, off street parking. walking distance to school, grocery & church.

21. 2026-05-07
    listed $119,900 Active 348-char remark

    Show marketing remark (348 chars)

    One story home, 2 or 3 bedrooms, 1.5 baths, 1215 square feet, Living Rm, Dining Rm, Eat in kitchen, large utility Rm, that could be a 3rd bedroom, F/A gas furnace, C/A, metal roof, vinyl siding, covered front porch, 24 x 20 detached garage, fenced in backyard, large backyard, off street parking. walking distance to school, grocery & church.

22. 2022-10-04
    soldstatus $70,000

ⓘ 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: $1,041 · $87/mo
• Projected year-2 tax: $1,371 · $114/mo
• Expected delta: +$330/yr (+$27/mo · 31.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,344
• − Mortgage interest: −$6,106
• − Property taxes: −$1,041
• − Insurance: −$545
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$3,171
• Taxable loss: −$494
• Est. tax savings @ 24.0%: +$119
• After-tax cash flow: $1,425/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: Greenfield Exempted Village
• NCES district ID: 3904540
• Math proficiency: 56% ▼ -4.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $38,037
• Composite: 46.62/100
• National rank: #2411
• State rank: #375 of 656 in OH

Livability — Greenfield

• Score: 72/100
• State rank: #364
• US rank: #5881

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenfield, OH
• County: Highland · 42,279 people
• City population: 8,739
• Population (ZIP): 8,739
• Household income: $60,614
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 6.1

Population outlook (Highland County) Hauer SSP2

• Today (2025): 41,165 people
• By 2030: 39,726 · -3.5%
• By 2040: 36,377 · -11.6%
• By 2050: 32,572 · -20.9%
• By 2075: 23,690 · -42.5%
• By 2100: 16,220 · -60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Black 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Italian 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Highland

• 2024 margin: Solid R (+63.4) · D 18.1% · R 81.4%
• 2008→2024 swing: -37.0pp toward R · 2008: -26.3pp · 2024: -63.4pp
• All cycles: 2024: R+63.4 2020: R+60.4 2016: R+56.1 2012: R+30.7 2008: R+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.72%
• Current HPI: 291.4543
• 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

+55.7% since first listed

9 events — show timeline

• 2026-06-01 Price Changed $109,000 Cincy MLS
• 2026-06-01 Price Changed $109,000 CBRMLS
• 2026-05-29 Relisted — Cincy MLS
• 2026-05-29 Relisted — CBRMLS
• 2026-05-18 Contingent — Cincy MLS
• 2026-05-18 Pending — CBRMLS
• 2026-05-07 Listed $119,900 CBRMLS
• 2026-05-07 Listed $119,900 Cincy MLS
• 2022-10-04 Sold (Public Records) $70,000 Public Records

Property tax history

+15.4%/yr

Latest (2025): $1,041 · +0.0% YoY. Source: county tax records.