36 N Main St · Attica, OH 44807

$139,900

5 bd · 2.0 ba · 3,220 sqft · SingleFamily public records · 52 Days on market

Built 1920 6,300 sqft lot $43/sqft · 35% below area Est $217k · 35% 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).

• ARV discount +15.0/15.0
• Cash flow +12.5/30.0
• Appreciation +10.0/10.0
• Schools +5.9/10.0
• DSCR +3.7/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Very large brick home on the edge of the business district. Room out back for a large garage. Zoning is open to businesses.

Key facts

• Intricate trim work
• 6,300 sq ft lot
• Built 1920

Tags

• ORIGINAL CRAFTSMANSHIP
• INTRICATE TRIM WORK
• STAINED GLASS ACCENTS
• TRADITIONAL POCKET DOORS

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Brick construction
• Exterior features: Asphalt roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Forced air system
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-22 ($-259/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $115k (18.0% below list).
• Recommended offer: $115k (18.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#580 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: crime C-, amenities F, commute F.
• Seneca East Local (rural): math 70% / reading 68% proficiency, ranked #155 of 656 in OH (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 7 active listings in the ZIP; solid renter incomes; 45 units permitted in Seneca County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($967 loan paydown + $14k appreciation (10.0% local appreciation)).
• Seneca County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $54k; list at $140k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,725 (18.0% 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. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.82% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 10.2

CMA / ARV

• ARV (median comp): $216,597
• List price: $139,900
• Delta: -35.41%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.91×
• Total profit: $74,813
• Equity at exit: $126,033

10-year hold

• IRR: 21.1%
• Equity multiple: 6.65×
• Total profit: $221,379
• Equity at exit: $271,795

Cash invested: $39,172 (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 44807

• Home prices YoY: 5.3%
• Active inventory: 7
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,147 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$136 /mo · $1,631/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $-22

Break-even live

Break-even rent $1,175

Max offer price $136,090

Occupancy floor 97%

Sensitivity live

Price	-10% $58	-5% $18	+0% $-22	+5% $-61	+10% $-101
Rent	-10% $-112	-5% $-67	+0% $-22	+5% $24	+10% $69
Rate	-1.0pp $49	-0.5pp $14	base $-22	+0.5pp $-58	+1.0pp $-95

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $139,900 Active 52 DOM
2. 2026-06-18
   days on market $139,900 Active 51 DOM
3. 2026-06-17
   days on market $139,900 Active 50 DOM
4. 2026-06-16
   days on market $139,900 Active 49 DOM
5. 2026-06-15
   days on market $139,900 Active 48 DOM
6. 2026-06-14
   days on market $139,900 Active 46 DOM
7. 2026-06-12
   days on market $139,900 Active 45 DOM
8. 2026-06-09
   days on market $139,900 Active 42 DOM
9. 2026-06-08
   days on market $139,900 Active 41 DOM
10. 2026-06-07
    days on market $139,900 Active 40 DOM
11. 2026-06-07
    days on market $139,900 Active 39 DOM
12. 2026-06-02
    days on market $139,900 Active 35 DOM
13. 2026-06-01
    days on market $139,900 Active 34 DOM
14. 2026-05-31
    days on market $139,900 Active 33 DOM
15. 2026-05-30
    days on market $139,900 Active 32 DOM
16. 2026-04-27
    listed $139,900 Active 812-char remark
17. 2015-08-28
    soldstatus $54,500 123-char remark

    Show marketing remark (123 chars)

    Very large brick home on the edge of the business district. Room out back for a large garage. Zoning is open to businesses.

18. 2015-02-03
    listed $69,900 123-char remark

    Show marketing remark (123 chars)

    Very large brick home on the edge of the business district. Room out back for a large garage. Zoning is open to businesses.

ⓘ 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: $1,631 · $136/mo
• Projected year-2 tax: $1,907 · $159/mo
• Expected delta: +$276/yr (+$23/mo · 16.9%)

ⓘ 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,767
• − Mortgage interest: −$7,837
• − Property taxes: −$1,631
• − Insurance: −$700
• − Repairs & maintenance: −$1,101
• − Management: −$1,101
• − Depreciation: −$4,070
• Taxable loss: −$2,673
• Est. tax savings @ 24.0%: +$642
• After-tax cash flow: $383/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: Seneca East Local
• NCES district ID: 3904968
• Math proficiency: 70% ▼ -7.00%
• Reading proficiency: 68% ▼ -4.00%
• Median HH income: $55,832
• Composite: 59.11/100
• National rank: #955
• State rank: #155 of 656 in OH

Livability — Attica

• Score: 68/100
• State rank: #580
• US rank: #9860

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Attica, OH
• County: Seneca · 70,739 people
• Population (ZIP): 2,118
• Household income: $76,302
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 2.1

Population outlook (Seneca County) Hauer SSP2

• Today (2025): 54,243 people
• By 2030: 52,947 · -2.4%
• By 2040: 49,842 · -8.1%
• By 2050: 46,689 · -13.9%
• By 2075: 39,889 · -26.5%
• By 2100: 32,155 · -40.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Italian 1% English 1% Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Seneca

• 2024 margin: Solid R (+37.5) · D 30.7% · R 68.2% · Other 1.0%
• 2008→2024 swing: -34.8pp toward R · 2008: -2.7pp · 2024: -37.5pp
• All cycles: 2024: R+37.5 2020: R+34.2 2016: R+31.2 2012: R+8.4 2008: R+2.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.29%
• Current HPI: 203.7731
• 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

+100.1% since first listed

3 events — show timeline

• 2026-04-27 Listed $139,900 FAOR
• 2015-08-28 Sold (MLS) $54,500 FAOR
• 2015-02-03 Listed $69,900 FAOR

Property tax history

-0.1%/yr

Latest (2025): $1,631 · -0.2% YoY. Source: county tax records.