58 Auburn Ave · Shelby, OH 44875

$41,800

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 50 Days on market

Built 1925 7,601 sqft lot $47/sqft · 66% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to buy this two story fixer upper located in Shelby, OH and sitting on a . 174 acre lot (50x152). The interior has 896 sq. ft. with 2 bedrooms and 1 bathroom plus a full basement.

Key facts

• 7,601 sq ft lot
• Built 1925
• Listed 49 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: 2-story house; Metal roof
• Construction: Built (year source: appraiser); Asbestos exterior material
• Exterior features: Lot approximately 0.1745 acre

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced-air heating (gas)
• Interior features: Full unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($795 rent vs $42k).
• Recommended offer: $41k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 4.7% in Shelby — 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 74/100 on livability (#301 in OH, #4,837 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: commute D+, employment D, amenities F.
• Shelby City (town): math 62% / reading 62% proficiency, ranked #269 of 656 in OH (top 41%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 58 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 145 units permitted in Richland County in 2024 (0 in 5+ unit buildings).
• This rent is only 16% of the median local income ($61k/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 $289 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Richland County population projected at -18% 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 $12k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $42k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $40,546 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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 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?
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: 1.90% ✓
• Cap rate: 16.22%
• Cash-on-cash: 35.47%
• DSCR: 2.58
• GRM: 4.4

CMA / ARV

• ARV (median comp): $124,000
• List price: $41,800
• Delta: -66.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
67 W Smiley Ave	0.27mi	2/1.0	900 (+0%)	4mo	$125,000	$139	83
62 Raymond Ave	0.11mi	3/1.5 (+1)	840 (-6%)	7mo	$170,000	$202	72
22 W Park Dr	0.40mi	2/1.0	840 (-6%)	0mo	$130,000	$155	70
38 Auburn Ave	0.11mi	3/1.0 (+1)	907 (+1%)	21mo	$40,000	$44	70
176 W Park Dr	0.44mi	3/1.0 (+1)	920 (+3%)	21mo	$115,000	$125	53
62 Shelby Ave	0.51mi	2/1.0	990 (+10%)	8mo	$150,000	$152	52
70 W Park Dr	0.53mi	2/1.0	1,020 (+14%)	6mo	$128,000	$125	47
30 Taft St	0.70mi	2/1.0	1,008 (+12%)	1mo	$171,000	$170	45
16 Steele Ave	0.38mi	2/2.0	984 (+10%)	23mo	$135,000	$137	42
31 W End Blvd	0.63mi	3/1.5 (+1)	998 (+11%)	7mo	$159,900	$160	38

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: 31.1%
• Equity multiple: 2.30×
• Total profit: $15,268
• Equity at exit: $6,233

10-year hold

• IRR: 38.3%
• Equity multiple: 4.56×
• Total profit: $41,698
• Equity at exit: $3,614

Cash invested: $11,704 (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 44875

• Home prices YoY: -26.2%
• Active inventory: 58
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $795 medium
• Mortgage (P&I): −$219
• Tax from tax record: −$45 /mo · $545/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $346

Break-even live

Break-even rent $357

Max offer price $41,800

Occupancy floor 51%

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: $10,450
• Closing costs: $1,254
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
116 1/2 2nd St Unit 62 UP Shelby, OH	1.0	1.0	652	$695	$1.07	44d	1	0.89mi

Listing history 18 events

1. 2026-06-19
   days on market $41,800 Active 50 DOM
2. 2026-06-18
   days on market $41,800 Active 49 DOM
3. 2026-06-17
   days on market $41,800 Active 48 DOM
4. 2026-06-16
   days on market $41,800 Active 47 DOM
5. 2026-06-15
   days on market $41,800 Active 46 DOM
6. 2026-06-14
   days on market $41,800 Active 44 DOM
7. 2026-06-12
   days on market $41,800 Active 43 DOM
8. 2026-06-09
   days on market $41,800 Active 40 DOM
9. 2026-06-08
   days on market $41,800 Active 39 DOM
10. 2026-06-07
    pricedays on market $41,800 Active 38 DOM
11. 2026-06-03
    days on market $49,600 Active 34 DOM
12. 2026-06-02
    days on market $49,600 Active 33 DOM
13. 2026-06-01
    days on market $49,600 Active 32 DOM
14. 2026-05-31
    days on market $49,600 Active 31 DOM
15. 2026-05-30
    days on market $49,600 Active 30 DOM
16. 2026-05-18
    price $49,600 197-char remark
17. 2026-04-30
    listed $49,900 Active 197-char remark
18. 1995-05-26
    soldstatus $25,000

ⓘ 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: $545 · $45/mo
• Projected year-2 tax: $599 · $50/mo
• Expected delta: +$53/yr (+$4/mo · 9.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥98°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: $9,539
• − Mortgage interest: −$2,341
• − Property taxes: −$545
• − Insurance: −$209
• − Repairs & maintenance: −$763
• − Management: −$763
• − Depreciation: −$1,216
• Taxable income: $3,701
• Est. tax owed @ 24.0%: −$888
• After-tax cash flow: $3,263/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: Shelby City
• NCES district ID: 3910009
• Math proficiency: 62% ▼ -12.00%
• Reading proficiency: 62% ▼ -8.00%
• Median HH income: $44,197
• Composite: 52.19/100
• National rank: #1609
• State rank: #269 of 656 in OH

Livability — Shelby

• Score: 74/100
• State rank: #301
• US rank: #4837

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shelby, OH
• County: Richland County · 43,943 people
• City population: 14,144
• Metro: Mansfield, OH
• Population (ZIP): 14,144
• Household income: $61,276
• Rent vs Own: 26.9% rent · 73.1% own
• Severe rent burden: 284.0

Population outlook (Richland County) Hauer SSP2

• Today (2025): 115,577 people
• By 2030: 111,669 · -3.4%
• By 2040: 103,323 · -10.6%
• By 2050: 95,135 · -17.7%
• By 2075: 76,719 · -33.6%
• By 2100: 57,188 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2% Asian 1%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Richland

• 2024 margin: Solid R (+42.3) · D 28.4% · R 70.8%
• 2008→2024 swing: -28.8pp toward R · 2008: -13.6pp · 2024: -42.3pp
• All cycles: 2024: R+42.3 2020: R+39.7 2016: R+37.5 2012: R+20.1 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.08%
• Current HPI: 220.0577
• Rent YoY: —
• Metro: Mansfield, 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

+67.2% since first listed

4 events — show timeline

• 2026-06-03 Price Changed $41,800 MLSNOW
• 2026-05-18 Price Changed $49,600 MLSNOW
• 2026-04-30 Listed $49,900 MLSNOW
• 1995-05-26 Sold (Public Records) $25,000 Public Records

Property tax history

+0.1%/yr

Latest (2025): $545 · -2.5% YoY. Source: county tax records.