1514 Cedarbrook Pl · Sidney, OH 45365

$167,000

4 bd · 2.0 ba · 1,792 sqft · SingleFamily public records · 38 Days on market

Built 1967 7,405 sqft lot $93/sqft · 10% below area Est $185k · 10% 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).

• Cash flow +25.1/30.0
• ARV discount +11.9/15.0
• DSCR +8.2/10.0
• 1% rule +6.0/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 4-bedroom home is ready to welcome you! Thoughtfully updated throughout with stylish, modern touches, it offers both comfort and functionality. Featuring two full bathrooms and abundant storage, there's room for everything you need. Enjoy spacious living areas perfect for entertaining or everyday living, and a generous backyard ideal for relaxing or hosting during the warmer months.

Key facts

• 7,405 sq ft lot
• Garage
• Built 1967

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $167k).
• Recommended offer: $162k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.1% in Sidney — 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 76/100 on livability (#220 in OH, #3,412 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment C-, amenities D.
• Sidney City (town): math 46% / reading 52% proficiency, ranked #454 of 656 in OH (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 145 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 337 units permitted in Shelby County in 2024 (216 in 5+ unit buildings).
• This rent runs 33% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Shelby County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago; this cycle's ask has dropped $28k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $108k; list at $167k implies a 55% gain — meaningful room to come down on a strong offer.

Recommended offer $161,990 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1967 — 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. 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.
5. 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.
6. 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: 1.10% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.43%
• DSCR: 1.42
• GRM: 7.6

CMA / ARV

• ARV (median comp): $185,304
• List price: $167,000
• Delta: -9.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1539 Cedarbrook Pl	0.06mi	4/1.0	1,792 (0%)	12mo	$185,000	$103	84
627 Sixth Ave	0.10mi	4/2.0	1,792 (0%)	15mo	$204,900	$114	83
600 Wilson Ave	0.27mi	3/1.5 (-1)	1,840 (+3%)	12mo	$42,000	$23	66
1623 Willow Pl	0.53mi	4/2.0	1,856 (+4%)	13mo	$204,000	$110	58
1367 Gray Oak Dr	0.73mi	4/2.5	1,903 (+6%)	4mo	$309,990	$163	50
512 Sycamore Ave	0.71mi	3/1.0 (-1)	1,718 (-4%)	5mo	$104,000	$61	47
527 Linden Ave	0.75mi	3/1.0 (-1)	1,680 (-6%)	1mo	$162,000	$96	45
606 Sycamore Ave	0.69mi	3/1.0 (-1)	1,717 (-4%)	18mo	$135,000	$79	36

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: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,677
• Equity at exit: $24,900

10-year hold

• IRR: 7.6%
• Equity multiple: 1.57×
• Total profit: $26,863
• Equity at exit: $14,439

Cash invested: $46,760 (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 45365

• Home prices YoY: -20.1%
• Active inventory: 145
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,835 medium
• Mortgage (P&I): −$876
• Tax from tax record: −$137 /mo · $1,647/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $367

Break-even live

Break-even rent $1,370

Max offer price $167,000

Occupancy floor 75%

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1550 Knights Way Sidney, OH	4.0	2.5	2231	$2,195	$0.98	14d	1	0.86mi
1402 N Main Ave Sidney, OH	3.0	1.0	1544	$1,300	$0.84	12d	1	1.37mi

Listing history 11 events

1. 2026-05-19
   status Pending 399-char remark

   Show marketing remark (399 chars)

   This charming 4-bedroom home is ready to welcome you! Thoughtfully updated throughout with stylish, modern touches, it offers both comfort and functionality. Featuring two full bathrooms and abundant storage, there's room for everything you need. Enjoy spacious living areas perfect for entertaining or everyday living, and a generous backyard ideal for relaxing or hosting during the warmer months.

2. 2026-05-17
   price $167,000 399-char remark

   Show marketing remark (399 chars)

   This charming 4-bedroom home is ready to welcome you! Thoughtfully updated throughout with stylish, modern touches, it offers both comfort and functionality. Featuring two full bathrooms and abundant storage, there's room for everything you need. Enjoy spacious living areas perfect for entertaining or everyday living, and a generous backyard ideal for relaxing or hosting during the warmer months.

3. 2026-04-28
   price $180,000 399-char remark

   Show marketing remark (399 chars)

   This charming 4-bedroom home is ready to welcome you! Thoughtfully updated throughout with stylish, modern touches, it offers both comfort and functionality. Featuring two full bathrooms and abundant storage, there's room for everything you need. Enjoy spacious living areas perfect for entertaining or everyday living, and a generous backyard ideal for relaxing or hosting during the warmer months.

4. 2026-04-10
   listed $195,000 Active 399-char remark

   Show marketing remark (399 chars)

   This charming 4-bedroom home is ready to welcome you! Thoughtfully updated throughout with stylish, modern touches, it offers both comfort and functionality. Featuring two full bathrooms and abundant storage, there's room for everything you need. Enjoy spacious living areas perfect for entertaining or everyday living, and a generous backyard ideal for relaxing or hosting during the warmer months.

5. 2023-04-21
   soldstatus $108,000 Closed 128-char remark

   Show marketing remark (128 chars)

   Nice 4 bedroom 2 full bath home. Newer furnace and hot water system. Master bedroom on 1st floor. Fenced in yard with a shed.

6. 2023-03-07
   historical Contingency - Finance and Inspections 128-char remark

   Show marketing remark (128 chars)

   Nice 4 bedroom 2 full bath home. Newer furnace and hot water system. Master bedroom on 1st floor. Fenced in yard with a shed.

7. 2023-02-17
   listed $120,000 Active 128-char remark

   Show marketing remark (128 chars)

   Nice 4 bedroom 2 full bath home. Newer furnace and hot water system. Master bedroom on 1st floor. Fenced in yard with a shed.

8. 2012-06-26
   soldstatus $82,000
9. 2012-06-25
   soldstatus $82,000
10. 2012-03-21
    listed $84,900
11. 1994-04-04
    soldstatus $61,000

ⓘ 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: $1,647 · $137/mo
• Projected year-2 tax: $2,126 · $177/mo
• Expected delta: +$479/yr (+$40/mo · 29.1%)

ⓘ 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 ≥100°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: $22,025
• − Mortgage interest: −$9,355
• − Property taxes: −$1,647
• − Insurance: −$835
• − Repairs & maintenance: −$1,762
• − Management: −$1,762
• − Depreciation: −$4,858
• Taxable income: $1,807
• Est. tax owed @ 24.0%: −$434
• After-tax cash flow: $3,975/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: Sidney City
• NCES district ID: 3910003
• Math proficiency: 46% ▼ -14.00%
• Reading proficiency: 52% ▼ -6.00%
• Median HH income: $45,974
• Composite: 41.55/100
• National rank: #3443
• State rank: #454 of 656 in OH

Livability — Sidney

• Score: 76/100
• State rank: #220
• US rank: #3412

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sidney, OH
• County: Shelby · 44,840 people
• City population: 28,955
• Population (ZIP): 28,955
• Household income: $66,044
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 5.7

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 47,264 people
• By 2030: 45,935 · -2.8%
• By 2040: 42,786 · -9.5%
• By 2050: 38,981 · -17.5%
• By 2075: 30,225 · -36.1%
• By 2100: 21,273 · -55.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+64.8) · D 17.2% · R 82.0%
• 2008→2024 swing: -28.5pp toward R · 2008: -36.4pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.2 2016: R+60.6 2012: R+46.0 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.62%
• Current HPI: 264.4532
• 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

+173.8% since first listed

11 events — show timeline

• 2026-05-19 Pending — WRIST
• 2026-05-17 Price Changed $167,000 WRIST
• 2026-04-28 Price Changed $180,000 WRIST
• 2026-04-10 Listed $195,000 WRIST
• 2023-04-21 Sold (MLS) $108,000 WRIST
• 2023-03-07 Contingent — WRIST
• 2023-02-17 Listed $120,000 WRIST
• 2012-06-26 Sold (Public Records) $82,000 Public Records
• 2012-06-25 Sold (MLS) $82,000 WRIST
• 2012-03-21 Listed $84,900 WRIST
• 1994-04-04 Sold (Public Records) $61,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,647 · -1.4% YoY. Source: county tax records.