50 E Whitney Ave · Shelby, OH 44875

$125,000

3 bd · 1.5 ba · 1,228 sqft · SingleFamily public records

Built 1920 Est $129k · 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 +20.1/30.0
• ARV discount +8.9/15.0
• DSCR +6.4/10.0
• Schools +5.2/10.0
• 1% rule +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderfully cared for home --two bedrooms and half bath up --large bedroom with bath and small room thats great for computer or reading room down. Equipped kitchen- large dining room- basement with newer furnace --air cond --replacement windows--nice patio with goldfish pond--one car garage and storage shed. All window blinds stay. Wardrobe in downstairs bedroom stays. Outside water tap and elect on garage used for motor home. Lots of parking area--drive-way is an alley--great location --close to downtown--walking distance to grocery, drug store and Dr. office.

Key facts

• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/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 $120k (4.2% below list).
• Recommended offer: $120k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 4.7% in Shelby — 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 74/100 on livability (#301 in OH, #4,837 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: commute D+, employment D, amenities F.
• Shelby City (town): math 62% / reading 62% proficiency, ranked #269 of 656 in OH (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 58 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 145 units permitted in Richland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Richland County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $45k; list at $125k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,718 (4.2% below list)

Questions for the listing agent

1. Built in 1920 — 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: 0.96% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.35%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $128,940
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 E Whitney Ave	0.13mi	3/1.0	1,344 (+9%)	6mo	$140,000	$104	71
14 Wilson Ave	0.20mi	2/1.5 (-1)	1,096 (-11%)	5mo	$135,000	$123	63
81 N 3rd St	0.31mi	3/1.0	1,103 (-10%)	4mo	$55,000	$50	63
84 Broadway St	0.34mi	3/1.5	1,374 (+12%)	2mo	$107,000	$78	62
28 Mack Ave	0.44mi	2/1.0 (-1)	1,134 (-8%)	0mo	$105,000	$93	59
23 W Maxwell Dr	0.61mi	3/1.0	1,288 (+5%)	4mo	$169,000	$131	58
33 W Gaylord Ave	0.58mi	3/1.5	1,302 (+6%)	5mo	$175,000	$134	58
47 Roberts Dr	0.53mi	3/2.0	1,350 (+10%)	2mo	$174,000	$129	55
45 Walnut St	0.61mi	3/1.0	1,128 (-8%)	6mo	$70,000	$62	50
32 Sharon St	0.63mi	2/1.5 (-1)	1,147 (-7%)	5mo	$123,000	$107	50
14 Maxwell	0.62mi	2/1.0 (-1)	1,389 (+13%)	1mo	$146,000	$105	41
75 Walnut St	0.71mi	2/1.0 (-1)	1,056 (-14%)	8mo	$47,000	$45	30

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: -8.0%
• Equity multiple: 0.70×
• Total profit: $-10,339
• Equity at exit: $18,638

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $3,690
• Equity at exit: $10,808

Cash invested: $35,000 (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 44875

• Home prices YoY: -26.2%
• Active inventory: 58
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$82 /mo · $985/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $156

Break-even live

Break-even rent $1,000

Max offer price $125,000

Occupancy floor 82%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
187 S Gamble St Shelby, OH	3.0	1.5	1482	$1,400	$0.94	44d	1	0.94mi

Listing history 8 events

1. 2026-05-20
   listed $125,000
2. 2026-05-20
   historical
3. 2016-10-10
   soldstatus $45,000
4. 2016-10-07
   soldstatus $45,000 567-char remark

   Show marketing remark (567 chars)

   Wonderfully cared for home --two bedrooms and half bath up --large bedroom with bath and small room thats great for computer or reading room down. Equipped kitchen- large dining room- basement with newer furnace --air cond --replacement windows--nice patio with goldfish pond--one car garage and storage shed. All window blinds stay. Wardrobe in downstairs bedroom stays. Outside water tap and elect on garage used for motor home. Lots of parking area--drive-way is an alley--great location --close to downtown--walking distance to grocery, drug store and Dr. office.

5. 2016-04-18
   listed $59,900 567-char remark

   Show marketing remark (567 chars)

   Wonderfully cared for home --two bedrooms and half bath up --large bedroom with bath and small room thats great for computer or reading room down. Equipped kitchen- large dining room- basement with newer furnace --air cond --replacement windows--nice patio with goldfish pond--one car garage and storage shed. All window blinds stay. Wardrobe in downstairs bedroom stays. Outside water tap and elect on garage used for motor home. Lots of parking area--drive-way is an alley--great location --close to downtown--walking distance to grocery, drug store and Dr. office.

6. 2005-09-02
   soldstatus $45,500 246-char remark

   Show marketing remark (246 chars)

   Hud Owned. Case #412-389524. Being Sold As-is. No Disclosures. Hud Will Not Make Repairs. McB Makes No Warranty As To The Existence Of Mold In This Property And Is Not Liable For The Potential Harmful Existence Thereof. Cash Or Conventional Only.

7. 2005-07-29
   listed $45,500 246-char remark

   Show marketing remark (246 chars)

   Hud Owned. Case #412-389524. Being Sold As-is. No Disclosures. Hud Will Not Make Repairs. McB Makes No Warranty As To The Existence Of Mold In This Property And Is Not Liable For The Potential Harmful Existence Thereof. Cash Or Conventional Only.

8. 1997-03-03
   soldstatus $46,500

ⓘ 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: $985 · $82/mo
• Projected year-2 tax: $1,467 · $122/mo
• Expected delta: +$483/yr (+$40/mo · 49.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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: $14,366
• − Mortgage interest: −$7,002
• − Property taxes: −$985
• − Insurance: −$625
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$3,636
• Taxable loss: −$180
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $1,917/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: Shelby City
• NCES district ID: 3910009
• Math proficiency: 62% ▼ -12.00%
• Reading proficiency: 62% ▼ -8.00%
• Median HH income: $44,197
• Composite: 52.19/100
• National rank: #1609
• State rank: #269 of 656 in OH

Livability — Shelby

• Score: 74/100
• State rank: #301
• US rank: #4837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shelby, OH
• County: Richland County · 43,943 people
• City population: 14,144
• Metro: Mansfield, OH
• Population (ZIP): 14,144
• Household income: $61,276
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 284.0

Population outlook (Richland County) Hauer SSP2

• Today (2025): 115,577 people
• By 2030: 111,669 · -3.4%
• By 2040: 103,323 · -10.6%
• By 2050: 95,135 · -17.7%
• By 2075: 76,719 · -33.6%
• By 2100: 57,188 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2% Asian 1%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Richland

• 2024 margin: Solid R (+42.3) · D 28.4% · R 70.8%
• 2008→2024 swing: -28.8pp toward R · 2008: -13.6pp · 2024: -42.3pp
• All cycles: 2024: R+42.3 2020: R+39.7 2016: R+37.5 2012: R+20.1 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.08%
• Current HPI: 220.0577
• Rent YoY: —
• Metro: Mansfield, OH
• 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

+168.8% since first listed

8 events — show timeline

• 2026-05-20 Delisted — MARMLS
• 2026-05-20 Listed $125,000 MARMLS
• 2016-10-10 Sold (Public Records) $45,000 Public Records
• 2016-10-07 Sold (MLS) $45,000 MARMLS
• 2016-04-18 Listed $59,900 MARMLS
• 2005-09-02 Sold (MLS) $45,500 MLSNOW
• 2005-07-29 Listed $45,500 MLSNOW
• 1997-03-03 Sold (Public Records) $46,500 Public Records

Property tax history

+6.9%/yr

Latest (2025): $985 · -2.5% YoY. Source: county tax records.