86 N South St · New Vienna, OH 45159

$150,000

4 bd · 1.0 ba · 1,866 sqft · SingleFamily public records · 52 Days on market

Built 1900 7,741 sqft lot $80/sqft · 20% below area Est $187k · 20% 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).

• Cash flow +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.3/10.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.6/10.0

Listing remarks MLS

Investor needed. If you've been searching for the perfect property to restore, renovate, or build new, this is the one. Situated on a prime corner lot in a highly desirable location. Selling as is, where is. Cash only.

Key facts

• Two entrances
• High visibility
• 7,741 sq ft lot

Tags

• HIGH VISIBILITY
• CORNER OF STATE HIGHWAY
• TWO ENTRANCES
• MINUTES TO ABX AIRPARK

Property features AI

Finance

• Other: Lot size about 0.18 acres (.5 to .9 acres listed regionally); Lot area approximately 7,740 sq. ft.
• HOA & community: No HOA

Exterior

• Parking: Detached garage (1 car); Off-street parking
• Utilities: Public water; Public sewer
• Home design: Traditional style single-family home; One story (with second-floor area); Facing direction not specified; Property zoned residential
• Construction: Wood siding construction; Shingle roof; Block foundation; Built-up/second floor area present
• Exterior features: Corner lot; Level topography; Shed on property

Interior

• Kitchen: Kitchen about 12 x 12
• Bedrooms: 4 bedrooms total; Primary bedroom about 12 x 12 (on level 1); Three additional bedrooms about 10 x 10 (on level 2)
• Bathrooms: 1 full bathroom (on level 1); Primary bathroom: other
• Interior features: 8 total rooms; Crawl basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $170 ($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 $139k (7.0% below list).
• Recommended offer: $139k (7.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#549 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.
• East Clinton Local (rural): math 41% / reading 52% proficiency, ranked #489 of 656 in OH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; solid renter incomes; 119 units permitted in Clinton County in 2024 (0 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 $4k of value loss. Plan a longer hold.
• Clinton County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $25k; list at $150k implies a 500% 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 $139,485 (7.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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 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?
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: 0.93% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.85%
• DSCR: 1.22
• GRM: 9.0

CMA / ARV

• ARV (median comp): $186,987
• List price: $150,000
• Delta: -19.78%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44 Bernard Rd	0.29mi	4/2.0	2,100 (+12%)	13mo	$184,900	$88	51
238 Circle Dr	0.43mi	3/2.0 (-1)	1,600 (-14%)	21mo	$149,000	$93	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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-13,536
• Equity at exit: $22,365

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $1,962
• Equity at exit: $12,969

Cash invested: $42,000 (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 45159

• Home prices YoY: -2.2%
• Active inventory: 8
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$83 /mo · $996/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $170

Break-even live

Break-even rent $1,180

Max offer price $150,000

Occupancy floor 83%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $150,000 Active 52 DOM
2. 2026-06-17
   days on market $150,000 Active 51 DOM
3. 2026-06-16
   days on market $150,000 Active 50 DOM
4. 2026-06-15
   days on market $150,000 Active 49 DOM
5. 2026-06-13
   days on market $150,000 Active 47 DOM
6. 2026-06-12
   days on market $150,000 Active 46 DOM
7. 2026-06-09
   days on market $150,000 Active 43 DOM
8. 2026-06-08
   days on market $150,000 Active 42 DOM
9. 2026-06-08
   days on market $150,000 Active 41 DOM
10. 2026-06-07
    days on market $150,000 Active 40 DOM
11. 2026-06-04
    days on market $150,000 Active 37 DOM
12. 2026-06-02
    days on market $150,000 Active 36 DOM
13. 2026-06-01
    days on market $150,000 Active 35 DOM
14. 2026-05-31
    days on market $150,000 Active 34 DOM
15. 2026-04-26
    listed $150,000 Active 536-char remark
16. 2026-03-24
    soldstatus $25,000 Closed 218-char remark

    Show marketing remark (218 chars)

    Investor needed. If you've been searching for the perfect property to restore, renovate, or build new, this is the one. Situated on a prime corner lot in a highly desirable location. Selling as is, where is. Cash only.

17. 2026-02-26
    historical Contingent 218-char remark

    Show marketing remark (218 chars)

    Investor needed. If you've been searching for the perfect property to restore, renovate, or build new, this is the one. Situated on a prime corner lot in a highly desirable location. Selling as is, where is. Cash only.

18. 2026-02-24
    listed $40,000 Active 218-char remark

    Show marketing remark (218 chars)

    Investor needed. If you've been searching for the perfect property to restore, renovate, or build new, this is the one. Situated on a prime corner lot in a highly desirable location. Selling as is, where is. Cash only.

ⓘ 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: $996 · $83/mo
• Projected year-2 tax: $1,668 · $139/mo
• Expected delta: +$672/yr (+$56/mo · 67.4%)

ⓘ 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 ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,738
• − Mortgage interest: −$8,402
• − Property taxes: −$996
• − Insurance: −$750
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$4,364
• Taxable loss: −$452
• Est. tax savings @ 24.0%: +$109
• After-tax cash flow: $2,146/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: East Clinton Local
• NCES district ID: 3904640
• Math proficiency: 41% ▼ -21.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $45,362
• Composite: 39.4/100
• National rank: #3969
• State rank: #489 of 656 in OH

Livability — New Vienna

• Score: 68/100
• State rank: #549
• US rank: #9374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Vienna, OH
• County: Clinton · 46,911 people
• Population (ZIP): 3,333
• Household income: $80,508
• Rent vs Own: 22.8% rent · 77.2% own
• Severe rent burden: 3.1

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 41,352 people
• By 2030: 40,831 · -1.3%
• By 2040: 39,049 · -5.6%
• By 2050: 36,408 · -12.0%
• By 2075: 29,652 · -28.3%
• By 2100: 20,736 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Italian 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+54.6) · D 22.3% · R 76.9%
• 2008→2024 swing: -24.3pp toward R · 2008: -30.3pp · 2024: -54.6pp
• All cycles: 2024: R+54.6 2020: R+52.6 2016: R+52.6 2012: R+35.2 2008: R+30.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.78%
• Current HPI: 295.2597
• 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

+275.0% since first listed

4 events — show timeline

• 2026-04-26 Listed $150,000 Cincy MLS
• 2026-03-24 Sold (MLS) $25,000 CBRMLS
• 2026-02-26 Contingent — CBRMLS
• 2026-02-24 Listed $40,000 CBRMLS

Property tax history

+3.7%/yr

Latest (2025): $996 · -5.8% YoY. Source: county tax records.