425 Liberty St · Ada, OH 45810

$110,000

2 bd · 1.0 ba · 1,376 sqft · SingleFamily public records · 37 Days on market

7,500 sqft lot $80/sqft · 34% below area Est $166k · 34% 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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• Schools +5.7/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for an affordable home in a charming college town? This 2-bedroom home in Ada offers plenty of potential and is the perfect opportunity for first-time buyers, investors, or anyone ready to make a house their own. Home to Ohio Northern University, Ada is known for its small-town charm, quiet atmosphere, and strong community feel. This property features a nice yard, a detached garage, and solid potential throughout. While it could use some improvements and personal touches, it offers a great foundation at an attractive price point. Whether you're looking for a starter home, rental investment, or project property, this home is full of possibilities

Key facts

• 7,500 sq ft lot
• Garage
• Listed 37 days

Property features AI

Finance

• Other: Residential property listed by Century 21 Sunway Realty-Kenton
• Financial info: Not specified
• HOA & community: Not specified

Exterior

• Parking: Detached garage with 1 garage space; Additional garage structure on property
• Security: Not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Fixer condition
• Construction: Wood siding exterior; Block foundation; Built year not specified
• Exterior features: Front porch; Lot roughly 50 x 150; Residential zoning

Interior

• Kitchen: Includes oven and refrigerator
• Bedrooms: Not specified
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units
• Interior features: Dryer, Oven, Refrigerator, Washer; Carpet and laminate flooring; Nine total rooms
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $95 ($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 (6.6% below list).
• Recommended offer: $103k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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.
• Market conditions: 25 active listings in the ZIP; 18 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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 37 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $67k; list at $110k implies a 64% gain — meaningful room to come down on a strong offer.

Recommended offer $102,723 (6.6% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.93% ✗
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.17
• GRM: 8.9

CMA / ARV

• ARV (median comp): $166,172
• List price: $110,000
• Delta: -33.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 E Montford Ave	0.18mi	2/1.0	1,392 (+1%)	7mo	$80,000	$57	83
508 N Johnson St	0.18mi	2/2.0	1,440 (+5%)	9mo	$110,000	$76	72
405 Heistand St	0.43mi	3/1.0 (+1)	1,338 (-3%)	7mo	$120,000	$90	64
424 Liberty St	0.02mi	3/1.0 (+1)	1,200 (-13%)	12mo	$40,000	$33	63
724 N Main St	0.39mi	3/2.0 (+1)	1,500 (+9%)	1mo	$170,000	$113	56
420 Edwards St	0.04mi	3/1.5 (+1)	1,524 (+11%)	22mo	$103,000	$68	55
212 N Simon St. St	0.20mi	3/2.0 (+1)	1,196 (-13%)	6mo	$178,100	$149	55
523 S Simon St	0.61mi	3/1.5 (+1)	1,304 (-5%)	8mo	$153,000	$117	49
350 W Montford Ave	0.48mi	3/2.0 (+1)	1,387 (+1%)	22mo	$210,000	$151	49
402 N Grand Ave	0.59mi	3/2.0 (+1)	1,442 (+5%)	10mo	$220,000	$153	47
543 N Gilbert St	0.39mi	3/1.0 (+1)	1,488 (+8%)	24mo	$97,000	$65	44

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: -10.5%
• Equity multiple: 0.62×
• Total profit: $-11,774
• Equity at exit: $16,401

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-2,492
• Equity at exit: $9,511

Cash invested: $30,800 (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: 25
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,027 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$94 /mo · $1,124/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $95

Break-even live

Break-even rent $907

Max offer price $110,000

Occupancy floor 86%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $110,000 Active 37 DOM
2. 2026-06-17
   days on market $110,000 Active 36 DOM
3. 2026-06-16
   days on market $110,000 Active 35 DOM
4. 2026-06-15
   days on market $110,000 Active 34 DOM
5. 2026-06-13
   days on market $110,000 Active 32 DOM
6. 2026-06-12
   days on market $110,000 Active 31 DOM
7. 2026-06-09
   days on market $110,000 Active 28 DOM
8. 2026-06-09
   price $110,000 Active 27 DOM
9. 2026-06-08
   days on market $120,000 Active 27 DOM
10. 2026-06-07
    days on market $120,000 Active 26 DOM
11. 2026-06-07
    days on market $120,000 Active 25 DOM
12. 2026-06-04
    days on market $120,000 Active 22 DOM
13. 2026-06-02
    days on market $120,000 Active 21 DOM
14. 2026-06-01
    days on market $120,000 Active 20 DOM
15. 2026-05-31
    days on market $120,000 Active 19 DOM
16. 2026-05-12
    listed $120,000 Active 661-char remark
17. 2015-04-10
    soldstatus $67,000
18. 2015-02-24
    soldstatus $67,000
19. 1992-03-13
    soldstatus $36,000

ⓘ 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: $1,124 · $94/mo
• Projected year-2 tax: $1,420 · $118/mo
• Expected delta: +$296/yr (+$25/mo · 26.4%)

ⓘ 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: $12,327
• − Mortgage interest: −$6,162
• − Property taxes: −$1,124
• − Insurance: −$550
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$3,200
• Taxable loss: −$681
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $1,306/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

+205.6% since first listed

5 events — show timeline

• 2026-06-08 Price Changed $110,000 WCARE
• 2026-05-12 Listed $120,000 WCARE
• 2015-04-10 Sold (Public Records) $67,000 Public Records
• 2015-02-24 Sold (Public Records) $67,000 Public Records
• 1992-03-13 Sold (Public Records) $36,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,124 · +0.8% YoY. Source: county tax records.