311 S Walnut St · New Bremen, OH 45869

$135,000

3 bd · 1.0 ba · 1,701 sqft · SingleFamily public records · 1 Days on market

Built 1926

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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 +11.5/30.0
• ARV discount +7.5/15.0
• Schools +7.4/10.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

I have for sale my home in New Bremen that requires someone who is a handyman. This house requires extensive remodeling and updates and could be a good investment opportunity for someone who has knowledge with a hammer and saw. The cause of all the water stains and plaster damage you will see has been remedied with a new roof in 2023. The furnace and ac unit were replaced in 2022. This house is in need of extensive remodeling and updates, including a kitchen, the addition of a second bathroom/mud room, and a remodeled second-level full bathroom. The dining and living room have wood flooring and pocket doors.

Key facts

• Wood flooring
• Pocket doors
• Replaced furnace

Tags

• NEW ROOF
• REPLACED FURNACE
• REPLACED AC UNIT
• WOOD FLOORING
• POCKET DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $-43 ($-521/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (16.6% below list).
• Recommended offer: $113k (16.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 80/100 on livability (#123 in OH, #1,806 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• New Bremen Local (town): math 91% / reading 82% proficiency, ranked #25 of 656 in OH (top 4%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: New Bremen Elementary School (math 94% / reading 90%, grade A+, #13 of 1,584 statewide, top 1%, 428 students, 0% FRL); New Bremen High School (math 87% / reading 72%, grade A-, #35 of 781 statewide, top 6%, 398 students, 11% FRL) — zoned schools at 6% FRL track the district average.
• Market conditions: 51 active listings in the ZIP; solid renter incomes; 121 units permitted in Auglaize County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% of the median local income ($89k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $44k; list at $135k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,594 (16.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1926 — 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.38%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $302,778
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Canal St	0.19mi	3/2.0	1,672 (-2%)	10mo	$298,000	$178	76
323 S Washington St	0.08mi	3/1.0	1,839 (+8%)	21mo	$182,000	$99	65
328 Margaret St	0.31mi	3/2.0	1,753 (+3%)	19mo	$435,000	$248	60
111 W Plum St	0.28mi	3/2.0	1,608 (-6%)	20mo	$230,000	$143	57
324 Margaret St	0.30mi	3/2.0	1,636 (-4%)	22mo	$410,000	$251	57
32 Circle Dr	0.57mi	3/1.5	1,652 (-3%)	13mo	$224,950	$136	56
304 Margaret St	0.26mi	3/2.0	1,549 (-9%)	16mo	$375,000	$242	56
315 W Monroe St	0.48mi	3/2.0	1,837 (+8%)	7mo	$235,000	$128	55
14 S Park St	0.33mi	4/2.0 (+1)	1,516 (-11%)	18mo	$263,000	$173	42
225 N Herman St	0.70mi	3/2.0	1,528 (-10%)	23mo	$374,000	$245	28

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: -18.6%
• Equity multiple: 0.35×
• Total profit: $-24,624
• Equity at exit: $20,129

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-24,934
• Equity at exit: $11,672

Cash invested: $37,800 (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 45869

• Home prices YoY: -26.3%
• Active inventory: 51
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,126 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$169 /mo · $2,024/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $-43

Break-even live

Break-even rent $1,181

Max offer price $127,330

Occupancy floor 99%

Sensitivity live

Price	-10% $33	-5% $-5	+0% $-43	+5% $-82	+10% $-120
Rent	-10% $-132	-5% $-88	+0% $-43	+5% $1	+10% $46
Rate	-1.0pp $25	-0.5pp $-9	base $-43	+0.5pp $-78	+1.0pp $-114

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-13
   status Under Contract
2. 2026-05-12
   listed $135,000 Active
3. 1992-08-21
   soldstatus $43,500

ⓘ 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: $2,024 · $169/mo
• Projected year-2 tax: $2,065 · $172/mo
• Expected delta: +$41/yr (+$3/mo · 2.0%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,511
• − Mortgage interest: −$7,562
• − Property taxes: −$2,024
• − Insurance: −$675
• − Repairs & maintenance: −$1,081
• − Management: −$1,081
• − Depreciation: −$3,927
• Taxable loss: −$2,839
• Est. tax savings @ 24.0%: +$681
• After-tax cash flow: $160/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: New Bremen Local
• NCES district ID: 3904595
• Math proficiency: 91% ▲ 1.00%
• Reading proficiency: 82% ▼ -8.00%
• Median HH income: $64,672
• Composite: 74.49/100
• National rank: #158
• State rank: #25 of 656 in OH

Livability — New Bremen

• Score: 80/100
• State rank: #123
• US rank: #1806

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: New Bremen, OH
• County: Auglaize · 44,666 people
• Population (ZIP): 4,323
• Household income: $88,915
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 5.3

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 (97%)
• Race & ethnicity: White 97% Asian 1% Two or more races 1%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1% Other Asian/Pacific 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: ▼ -72.71%
• Current HPI: 203.537
• 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

+210.3% since first listed

3 events — show timeline

• 2026-05-13 Pending — FSBO.com
• 2026-05-12 Listed $135,000 FSBO.com
• 1992-08-21 Sold (Public Records) $43,500 Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,024 · -0.1% YoY. Source: county tax records.