200 E Silver St · Wapakoneta, OH 45895

$80,000

3 bd · 1.0 ba · 1,389 sqft · SingleFamily public records · 27 Days on market

Built 1920 10,454 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice opportunity for getting in on a home for a single family residence or as a potential rental. Home needs some upgrading and remodeling. Property has a nice detached two car garage. The property consist of two parcels giving you a nice sized yard. The home and property is being sold as-is.

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1920

Property features AI

Exterior

• Parking: Detached or attached garage with 2 spaces
• Utilities: Public sewer; Supplied water
• Home design: Single-family residential property; Built in 1920
• Construction: Other construction materials (see remarks)
• Exterior features: Residential lot; 0.24-acre lot

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: 5 total rooms; Crawl space and partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.7% in Wapakoneta — 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 79/100 on livability (#153 in OH, #2,320 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Wapakoneta City (town): math 66% / reading 63% proficiency, ranked #218 of 656 in OH (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 41 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 121 units permitted in Auglaize County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Auglaize County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,800 (1.5% 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: 1.41% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.59%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $184,737
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 Van Buren St	0.17mi	2/2.0 (-1)	1,464 (+5%)	4mo	$201,000	$137	71
309 W Silver St	0.36mi	4/1.0 (+1)	1,440 (+4%)	3mo	$133,500	$93	70
11 S Water St	0.40mi	2/2.0 (-1)	1,341 (-4%)	2mo	$179,000	$133	65
510 North St	0.33mi	2/1.0 (-1)	1,280 (-8%)	6mo	$163,000	$127	62
608 W Pearl St	0.71mi	3/1.0	1,427 (+3%)	2mo	$150,000	$105	61
506 W Pearl St	0.65mi	3/1.5	1,344 (-3%)	3mo	$174,000	$129	60
205 Jacobs Dr	0.74mi	3/1.0	1,398 (+1%)	8mo	$225,000	$161	58
409 S Pine St	0.69mi	3/1.0	1,338 (-4%)	5mo	$198,500	$148	58
206 E Benton St	0.54mi	3/2.0	1,276 (-8%)	2mo	$228,500	$179	56
616 E Bellefontaine St	0.58mi	3/1.0	1,252 (-10%)	1mo	$165,000	$132	55
111 S Wagner Ave	0.74mi	3/1.5	1,305 (-6%)	1mo	$211,000	$162	53
1002 Middle St	0.67mi	3/1.0	1,239 (-11%)	1mo	$136,000	$110	50

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: 10.3%
• Equity multiple: 1.41×
• Total profit: $9,149
• Equity at exit: $11,928

10-year hold

• IRR: 19.4%
• Equity multiple: 2.63×
• Total profit: $36,476
• Equity at exit: $6,917

Cash invested: $22,400 (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 45895

• Home prices YoY: -30.9%
• Active inventory: 41
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$94 /mo · $1,124/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $347

Break-even live

Break-even rent $692

Max offer price $80,000

Occupancy floor 64%

Sensitivity live

Price	-10% $392	-5% $370	+0% $347	+5% $324	+10% $302
Rent	-10% $258	-5% $302	+0% $347	+5% $392	+10% $436
Rate	-1.0pp $387	-0.5pp $367	base $347	+0.5pp $326	+1.0pp $305

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 S Blackhoof St Wapakoneta, OH	1.0–2.0	1.0	954	$1,131	$1.19	24d	2	0.66mi

Listing history 18 events

1. 2026-06-21
   days on market $80,000 Active 27 DOM
2. 2026-06-18
   days on market $80,000 Active 25 DOM
3. 2026-06-17
   days on market $80,000 Active 24 DOM
4. 2026-06-16
   days on market $80,000 Active 23 DOM
5. 2026-06-16
   price $80,000 Active 22 DOM
6. 2026-06-15
   remarks 293-char remark
7. 2026-06-15
   days on market $1 Active 22 DOM
8. 2026-06-13
   days on market $1 Active 20 DOM
9. 2026-06-12
   days on market $1 Active 19 DOM
10. 2026-06-09
    days on market $1 Active 16 DOM
11. 2026-06-08
    days on market $1 Active 15 DOM
12. 2026-06-08
    days on market $1 Active 14 DOM
13. 2026-06-05
    days on market $1 Active 12 DOM
14. 2026-06-04
    days on market $1 Active 10 DOM
15. 2026-06-02
    days on market $1 Active 9 DOM
16. 2026-06-01
    days on market $1 Active 8 DOM
17. 2026-05-31
    days on market $1 Active 7 DOM
18. 2026-04-27
    listed $1 Active

ⓘ 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: $1,124 · $94/mo
• Projected year-2 tax: $1,186 · $99/mo
• Expected delta: +$62/yr (+$5/mo · 5.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,572
• − Mortgage interest: −$4,481
• − Property taxes: −$1,124
• − Insurance: −$400
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$2,327
• Taxable income: $3,068
• Est. tax owed @ 24.0%: −$736
• After-tax cash flow: $3,427/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: Wapakoneta City
• NCES district ID: 3904498
• Math proficiency: 66% ▼ -8.00%
• Reading proficiency: 63% ▼ -4.00%
• Median HH income: $51,471
• Composite: 54.97/100
• National rank: #1303
• State rank: #218 of 656 in OH

Livability — Wapakoneta

• Score: 79/100
• State rank: #153
• US rank: #2320

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wapakoneta, OH
• County: Auglaize · 44,666 people
• Population (ZIP): 17,983
• Household income: $72,965
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 4.1

Population outlook (Auglaize County) Hauer SSP2

• Today (2025): 45,247 people
• By 2030: 44,448 · -1.8%
• By 2040: 42,355 · -6.4%
• By 2050: 39,722 · -12.2%
• By 2075: 33,967 · -24.9%
• By 2100: 26,839 · -40.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Auglaize

• 2024 margin: Solid R (+64.6) · D 17.3% · R 81.9%
• 2008→2024 swing: -23.4pp toward R · 2008: -41.2pp · 2024: -64.6pp
• All cycles: 2024: R+64.6 2020: R+62.6 2016: R+62.6 2012: R+48.9 2008: R+41.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -88.24%
• Current HPI: 197.7334
• 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

Property tax history

+4.6%/yr

Latest (2025): $1,124 · -1.5% YoY. Source: county tax records.