1026 W North St · Piqua, OH 45356

$197,000

4 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 3 Days on market

Built 1920 6,098 sqft lot Est $192k · at est.

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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 +14.0/30.0
• ARV discount +6.2/15.0
• DSCR +4.2/10.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover an exceptional opportunity to embrace comfortable living in this charming Piqua residence, a home where classic appeal meets everyday convenience. This delightful property offers a wonderful foundation for creating lasting memories, perfectly situated in a north end neighborhood. The exterior boasts a welcoming porch, ideal for enjoying peaceful mornings or relaxed evenings, complemented by a fully fenced yard with back patio that provides a private oasis for outdoor activities. Inside, the home unfolds across two stories, featuring three generously sized bedrooms and a fourth smaller bedroom that would make an excellent office or nursery as well as a full bathroom, ensuring ample space for everyone. Thoughtful interior details include an accessible attic for additional storage and ceiling fans for enhanced comfort. Partial window coverings offer a touch of privacy and style. The completely updated kitchen is well-equipped with a newer matching range, microwave, and refrigerator, ready to accommodate culinary endeavors. Matching washer and dryer will convey as well. This inviting home truly presents a blend of practical features and a desirable location, making it an ideal choice for those seeking a comfortable and inviting home in Piqua. Updates include: Rebuilding of mudroom - framing, exterior siding, and roof 2026; knob and tube replaced and panel replaced 2018; new roof 2018; plex plumbing 2018; kitchen flooring 2023; kitchen appliances 2025; new gas lines and fittings inspected and tested 2024; sealed basement wall 2023. Contingent on sellers securing home of choice.

Key facts

• Accessible attic
• Updated kitchen
• Fully fenced yard

Tags

• WELCOMING PORCH
• FULLY FENCED YARD
• ACCESSIBLE ATTIC
• UPDATED KITCHEN
• MATCHING WASHER AND DRYER
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $197k.

Deal economics

• At list price, monthly cash flow is $26 ($309/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 $153k (22.1% below list).
• Recommended offer: $153k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.7% in Piqua — 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 62/100 on livability (#887 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Piqua City (rural): math 45% / reading 50% proficiency, ranked #482 of 656 in OH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 139 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 326 units permitted in Miami 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 16y 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 $86k; list at $197k implies a 129% 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 $153,407 (22.1% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.78% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.02
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $191,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1062 Boone St	0.13mi	3/1.5 (-1)	1,400 (-3%)	2mo	$200,000	$143	81
113 Sherman St	0.37mi	3/2.0 (-1)	1,456 (+1%)	2mo	$110,000	$76	70
924 W North St	0.10mi	3/1.0 (-1)	1,612 (+12%)	2mo	$215,000	$133	68
224 Gordon St	0.54mi	3/1.0 (-1)	1,388 (-4%)	2mo	$120,000	$86	62
651 Boone St	0.29mi	3/1.5 (-1)	1,287 (-11%)	1mo	$198,400	$154	61
825 W Greene St	0.18mi	3/1.5 (-1)	1,254 (-13%)	3mo	$122,000	$97	61
1121 Broadway	0.58mi	3/1.0 (-1)	1,330 (-8%)	1mo	$202,000	$152	54
997 Covington Ave	0.53mi	3/1.5 (-1)	1,560 (+8%)	1mo	$168,000	$108	53
1115 Madison Ave	0.38mi	3/1.0 (-1)	1,248 (-13%)	3mo	$190,000	$152	53
618 Cherry St	0.63mi	3/1.0 (-1)	1,314 (-9%)	2mo	$149,900	$114	50
508 Park Ave	0.48mi	4/2.0	1,636 (+14%)	4mo	$218,000	$133	48
412 Camp St	0.56mi	3/1.5 (-1)	1,593 (+11%)	2mo	$221,000	$139	48

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-30,365
• Equity at exit: $29,373

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-24,670
• Equity at exit: $17,033

Cash invested: $55,160 (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 45356

• Active inventory: 139
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,534 high
• Mortgage (P&I): −$1,033
• Tax from tax record: −$71 /mo · $851/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $26

Break-even live

Break-even rent $1,501

Max offer price $197,000

Occupancy floor 93%

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
715 Walker St Piqua, OH	3.0	2.0	1100	$1,650	$1.50	3d	1	0.21mi
519 Ann St Piqua, OH	3.0	1.0	1388	$1,300	$0.94	2d	1	0.43mi
200 E High St Piqua, OH	3.0	1.0	1500	$1,365	$0.91	3d	1	0.87mi
717 S Downing St Piqua, OH	3.0	1.0	1212	$1,100	$0.91	2d	1	1.14mi
764 S Wayne St Piqua, OH	3.0	1.0	1203	$1,300	$1.08	43d	1	1.25mi

Listing history 35 events

1. 2026-04-28
   status Pending 1608-char remark

   Show marketing remark (1608 chars)

   Discover an exceptional opportunity to embrace comfortable living in this charming Piqua residence, a home where classic appeal meets everyday convenience. This delightful property offers a wonderful foundation for creating lasting memories, perfectly situated in a north end neighborhood. The exterior boasts a welcoming porch, ideal for enjoying peaceful mornings or relaxed evenings, complemented by a fully fenced yard with back patio that provides a private oasis for outdoor activities. Inside, the home unfolds across two stories, featuring three generously sized bedrooms and a fourth smaller bedroom that would make an excellent office or nursery as well as a full bathroom, ensuring ample space for everyone. Thoughtful interior details include an accessible attic for additional storage and ceiling fans for enhanced comfort. Partial window coverings offer a touch of privacy and style. The completely updated kitchen is well-equipped with a newer matching range, microwave, and refrigerator, ready to accommodate culinary endeavors. Matching washer and dryer will convey as well. This inviting home truly presents a blend of practical features and a desirable location, making it an ideal choice for those seeking a comfortable and inviting home in Piqua. Updates include: Rebuilding of mudroom - framing, exterior siding, and roof 2026; knob and tube replaced and panel replaced 2018; new roof 2018; plex plumbing 2018; kitchen flooring 2023; kitchen appliances 2025; new gas lines and fittings inspected and tested 2024; sealed basement wall 2023. Contingent on sellers securing home of choice.

2. 2026-04-28
   status Pending

   Show marketing remark (1608 chars)

   Discover an exceptional opportunity to embrace comfortable living in this charming Piqua residence, a home where classic appeal meets everyday convenience. This delightful property offers a wonderful foundation for creating lasting memories, perfectly situated in a north end neighborhood. The exterior boasts a welcoming porch, ideal for enjoying peaceful mornings or relaxed evenings, complemented by a fully fenced yard with back patio that provides a private oasis for outdoor activities. Inside, the home unfolds across two stories, featuring three generously sized bedrooms and a fourth smaller bedroom that would make an excellent office or nursery as well as a full bathroom, ensuring ample space for everyone. Thoughtful interior details include an accessible attic for additional storage and ceiling fans for enhanced comfort. Partial window coverings offer a touch of privacy and style. The completely updated kitchen is well-equipped with a newer matching range, microwave, and refrigerator, ready to accommodate culinary endeavors. Matching washer and dryer will convey as well. This inviting home truly presents a blend of practical features and a desirable location, making it an ideal choice for those seeking a comfortable and inviting home in Piqua. Updates include: Rebuilding of mudroom - framing, exterior siding, and roof 2026; knob and tube replaced and panel replaced 2018; new roof 2018; plex plumbing 2018; kitchen flooring 2023; kitchen appliances 2025; new gas lines and fittings inspected and tested 2024; sealed basement wall 2023. Contingent on sellers securing home of choice.

3. 2026-04-25
   listed $197,000 Active 1608-char remark

   Show marketing remark (1608 chars)

   Discover an exceptional opportunity to embrace comfortable living in this charming Piqua residence, a home where classic appeal meets everyday convenience. This delightful property offers a wonderful foundation for creating lasting memories, perfectly situated in a north end neighborhood. The exterior boasts a welcoming porch, ideal for enjoying peaceful mornings or relaxed evenings, complemented by a fully fenced yard with back patio that provides a private oasis for outdoor activities. Inside, the home unfolds across two stories, featuring three generously sized bedrooms and a fourth smaller bedroom that would make an excellent office or nursery as well as a full bathroom, ensuring ample space for everyone. Thoughtful interior details include an accessible attic for additional storage and ceiling fans for enhanced comfort. Partial window coverings offer a touch of privacy and style. The completely updated kitchen is well-equipped with a newer matching range, microwave, and refrigerator, ready to accommodate culinary endeavors. Matching washer and dryer will convey as well. This inviting home truly presents a blend of practical features and a desirable location, making it an ideal choice for those seeking a comfortable and inviting home in Piqua. Updates include: Rebuilding of mudroom - framing, exterior siding, and roof 2026; knob and tube replaced and panel replaced 2018; new roof 2018; plex plumbing 2018; kitchen flooring 2023; kitchen appliances 2025; new gas lines and fittings inspected and tested 2024; sealed basement wall 2023. Contingent on sellers securing home of choice.

4. 2026-04-25
   listed $197,000 Active

   Show marketing remark (1608 chars)

   Discover an exceptional opportunity to embrace comfortable living in this charming Piqua residence, a home where classic appeal meets everyday convenience. This delightful property offers a wonderful foundation for creating lasting memories, perfectly situated in a north end neighborhood. The exterior boasts a welcoming porch, ideal for enjoying peaceful mornings or relaxed evenings, complemented by a fully fenced yard with back patio that provides a private oasis for outdoor activities. Inside, the home unfolds across two stories, featuring three generously sized bedrooms and a fourth smaller bedroom that would make an excellent office or nursery as well as a full bathroom, ensuring ample space for everyone. Thoughtful interior details include an accessible attic for additional storage and ceiling fans for enhanced comfort. Partial window coverings offer a touch of privacy and style. The completely updated kitchen is well-equipped with a newer matching range, microwave, and refrigerator, ready to accommodate culinary endeavors. Matching washer and dryer will convey as well. This inviting home truly presents a blend of practical features and a desirable location, making it an ideal choice for those seeking a comfortable and inviting home in Piqua. Updates include: Rebuilding of mudroom - framing, exterior siding, and roof 2026; knob and tube replaced and panel replaced 2018; new roof 2018; plex plumbing 2018; kitchen flooring 2023; kitchen appliances 2025; new gas lines and fittings inspected and tested 2024; sealed basement wall 2023. Contingent on sellers securing home of choice.

5. 2023-05-15
   status Active
6. 2023-05-15
   price $157,800
7. 2023-05-04
   status Pending
8. 2023-05-04
   historical
9. 2023-05-04
   price $168,500
10. 2023-04-10
    listed $157,800 Active
11. 2018-06-01
    soldstatus $86,000
12. 2018-05-31
    soldstatus $86,000 Sold
13. 2018-05-31
    soldstatus $86,000 Closed
14. 2018-05-31
    soldstatus $86,000
15. 2018-05-04
    historical Active/Pending
16. 2018-05-04
    status Pending
17. 2018-03-26
    status Active
18. 2018-03-12
    status Pending
19. 2018-02-28
    historical Active/Pending
20. 2018-01-15
    listed $84,900 Active
21. 2018-01-15
    listed $84,900
22. 2015-04-22
    soldstatus $25,000 Closed
23. 2015-04-22
    soldstatus $25,000
24. 2015-02-06
    historical
25. 2015-02-02
    listed $25,000
26. 2010-11-23
    soldstatus $80,000
27. 2010-11-18
    soldstatus $80,000
28. 2010-10-07
    listed $80,000
29. 2010-08-03
    soldstatus $41,100
30. 2010-06-04
    listed $40,000
31. 2010-03-26
    soldstatus $99,595
32. 2000-07-25
    soldstatus $76,000
33. 1996-03-05
    soldstatus $69,000
34. 1993-11-03
    soldstatus $59,900
35. 1982-08-01
    soldstatus $30,000

ⓘ 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: $851 · $71/mo
• Projected year-2 tax: $1,962 · $164/mo
• Expected delta: +$1,111/yr (+$93/mo · 130.5%)

ⓘ 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) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°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: $18,409
• − Mortgage interest: −$11,035
• − Property taxes: −$851
• − Insurance: −$985
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$5,731
• Taxable loss: −$3,139
• Est. tax savings @ 24.0%: +$753
• After-tax cash flow: $1,063/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: Piqua City
• NCES district ID: 3904464
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 50% ▼ -7.00%
• Median HH income: $41,751
• Composite: 39.91/100
• National rank: #3855
• State rank: #482 of 656 in OH

Livability — Piqua

• Score: 62/100
• State rank: #887
• US rank: #16830

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Piqua, OH
• County: Miami County · 85,667 people
• City population: 25,237
• Metro: Dayton-Kettering, OH
• Population (ZIP): 25,237
• Household income: $69,188
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 748.0

Population outlook (Miami County) Hauer SSP2

• Today (2025): 107,816 people
• By 2030: 108,896 · +1.0%
• By 2040: 109,581 · +1.6%
• By 2050: 108,110 · +0.3%
• By 2075: 101,523 · -5.8%
• By 2100: 85,787 · -20.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 2% Hispanic / Latino 1%
• Common ancestry: Iranian 2% Italian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1% Vietnamese 0%

Political lean MEDSL · Miami

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -16.6pp toward R · 2008: -28.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+44.3 2016: R+45.6 2012: R+35.6 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.96%
• Current HPI: 251.435
• Rent YoY: —
• Metro: Dayton-Kettering, 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

+556.7% since first listed

35 events — show timeline

• 2026-04-28 Pending — WRIST
• 2026-04-28 Pending — Dayton MLS
• 2026-04-25 Listed $197,000 Dayton MLS
• 2026-04-25 Listed $197,000 WRIST
• 2023-05-15 Relisted — WRIST
• 2023-05-15 Price Changed $157,800 WRIST
• 2023-05-04 Pending — WRIST
• 2023-05-04 Listing Removed — WRIST
• 2023-05-04 Price Changed $168,500 WRIST
• 2023-04-10 Listed $157,800 WRIST
• 2018-06-01 Sold (Public Records) $86,000 Public Records
• 2018-05-31 Sold (MLS) $86,000 WRIST
• 2018-05-31 Sold (MLS) $86,000 Dayton MLS
• 2018-05-31 Sold (MLS) $86,000 Dayton MLS
• 2018-05-04 Contingent — Dayton MLS
• 2018-05-04 Pending — Dayton MLS
• 2018-03-26 Relisted — Dayton MLS
• 2018-03-12 Pending — Dayton MLS
• 2018-02-28 Contingent — Dayton MLS
• 2018-01-15 Listed $84,900 WRIST
• 2018-01-15 Listed $84,900 Dayton MLS
• 2015-04-22 Sold (MLS) $25,000 Dayton MLS
• 2015-04-22 Sold (MLS) $25,000 Dayton MLS
• 2015-02-06 Listing Removed — Dayton MLS
• 2015-02-02 Listed $25,000 Dayton MLS
• 2010-11-23 Sold (Public Records) $80,000 Public Records
• 2010-11-18 Sold (MLS) $80,000 WRIST
• 2010-10-07 Listed $80,000 WRIST
• 2010-08-03 Sold (MLS) $41,100 WRIST
• 2010-06-04 Listed $40,000 WRIST
• 2010-03-26 Sold (Public Records) $99,595 Public Records
• 2000-07-25 Sold (Public Records) $76,000 Public Records
• 1996-03-05 Sold (Public Records) $69,000 Public Records
• 1993-11-03 Sold (Public Records) $59,900 Public Records
• 1982-08-01 Sold (Public Records) $30,000 Public Records

Property tax history

-3.2%/yr

Latest (2025): $851 · -42.0% YoY. Source: county tax records.