101 California St · Farmersville, OH 45325

$1

3 bd · 1.0 ba · 1,476 sqft · SingleFamily public records · 3 Days on market

Built 1919 7,871 sqft lot ↓ 15% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Investment opportunity in Farmersville/Valley View SD! Everything is on one floor. Walking distance to VV Middle School. Extra wide lot. In need of rehab. Kitchen is currently gutted. Cash offers only.

Key facts

• 7,871 sq ft lot
• Garage
• Built 1919

Property features AI

Finance

• Other: Lot size about 0.1807 acres (7,871 sq ft)
• Financial info: Auction: Yes; Lease considered: No
• HOA & community: No HOA

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer; Natural gas
• Home design: Craftsman/Bungalow style single-family home; One level
• Construction: Poured foundation
• Exterior features: Shingle roof; Aluminum siding; Windows: Other

Interior

• Kitchen: Kitchen approximately 9 x 9
• Bedrooms: Three bedrooms total; Primary bedroom approximately 10 x 10 (on main level); Second bedroom approximately 9 x 9 (on main level); Third bedroom approximately 9 x 9 (on main level)
• Bathrooms: One full bathroom on main level with shower
• Heating & cooling: Forced air heating; Water heating: Other
• Interior features: Six total rooms; Crawl basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads 74/100 on livability (#275 in OH, #4,528 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Valley View Local (suburban): math 54% / reading 69% proficiency, ranked #250 of 656 in OH (top 38%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 15 active listings in the ZIP; solid renter incomes; 907 units permitted in Montgomery County in 2024 (416 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $0 of loan paydown is wiped out by about $0 of value loss. Plan a longer hold.
• Montgomery County population projected at -10% 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 $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1

Questions for the listing agent

1. Built in 1919 — 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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 137010.00% ✓
• Cap rate: 1298852.80%
• Cash-on-cash: 4638737.53%
• DSCR: 206398.72
• GRM: 0.0

CMA / ARV

• ARV (on-the-fly): $224,352
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Iris Ave	0.09mi	3/2.0	1,388 (-6%)	6mo	$211,000	$152	76
53 Maple St	0.12mi	4/1.0 (+1)	1,431 (-3%)	10mo	$225,000	$157	76
54 Apple Dr	0.22mi	3/2.0	1,596 (+8%)	2mo	$259,900	$163	70
57 Apple Dr	0.18mi	3/1.0	1,276 (-14%)	6mo	$191,000	$150	64
120 E Center St	0.31mi	2/2.0 (-1)	1,408 (-5%)	9mo	$200,000	$142	62
307 W Walnut St	0.08mi	3/1.0	1,256 (-15%)	12mo	$185,000	$147	61
52 Maple St	0.16mi	3/2.0	1,692 (+15%)	22mo	$165,000	$98	46
76 Meadowgate Ct	0.43mi	4/2.5 (+1)	1,640 (+11%)	10mo	$320,000	$195	42

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: —
• Equity multiple: 246277.30×
• Total profit: $68,957
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 531779.77×
• Total profit: $148,898
• Equity at exit: $0

Cash invested: $0 (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 45325

• Home prices YoY: -29.0%
• Active inventory: 15

Monthly cashflow live

• Estimated rent: $1,370 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $1,082

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   days on market $1 Active 3 DOM
2. 2026-06-17
   days on market $1 Active 2 DOM
3. 2026-06-16
   remarks 392-char remark
4. 2026-06-16
   listed $1 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥101°F today · 19 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,441
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$0
• Taxable income: $13,811
• Est. tax owed @ 24.0%: −$3,315
• After-tax cash flow: $9,674/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: Valley View Local
• NCES district ID: 3904874
• Math proficiency: 54% ▼ -17.00%
• Reading proficiency: 69% ▼ -7.00%
• Median HH income: $60,457
• Composite: 53.26/100
• National rank: #1495
• State rank: #250 of 656 in OH

Livability — Farmersville

• Score: 74/100
• State rank: #275
• US rank: #4528

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmersville, OH
• County: Montgomery · 506,435 people
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 2,746
• Household income: $79,688
• Rent vs Own: 6.3% rent · 93.7% own
• Severe rent burden: 3.3

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 523,241 people
• By 2030: 514,948 · -1.6%
• By 2040: 493,378 · -5.7%
• By 2050: 469,639 · -10.2%
• By 2075: 418,360 · -20.0%
• By 2100: 353,315 · -32.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Slovak 4% Italian 3% Lithuanian 2%
• Foreign-born: 0%

Political lean MEDSL · Montgomery

• 2024 margin: Toss-up / Even · D 49.8% · R 49.3%
• 2008→2024 swing: -5.8pp toward R · 2008: 6.2pp · 2024: 0.5pp
• All cycles: 2024: D+0.5 2020: D+2.2 2016: R+1.2 2012: D+3.1 2008: D+6.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.25%
• Current HPI: 228.4052
• 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

-14.8% since first listed

5 events — show timeline

• 2026-06-15 Listed $1 Cincy MLS
• 2022-08-12 Sold (MLS) $42,500 Dayton MLS
• 2022-08-12 Sold (MLS) $42,500 Dayton MLS
• 2022-07-18 Pending — Dayton MLS
• 2022-07-14 Listed $49,900 Dayton MLS

Property tax history

+5.0%/yr

Latest (2025): $2,583 · -0.1% YoY. Source: county tax records.