34 E Washington St · Jamestown, OH 45335

$64,900

5 bd · 3.0 ba · 3,298 sqft · SingleFamily public records · 53 Days on market

Built 1900 0.31 ac lot $20/sqft · 71% 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 +5.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Good Investment Property needs complete renovation

Key facts

• New plumbing
• Water heater
• Weil-mclain boiler

Tags

• UPDATED ELECTRIC PANEL
• NEW PLUMBING
• WATER HEATER
• WEIL-MCLAIN BOILER
• DRYWALL HUNG

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached garage
• Home design: 2-story frame house
• Construction: Frame construction
• Exterior features: Residential lot (approximately 0.308 acres / 13,416 sq ft)

Interior

• Kitchen: Main-level kitchen (23 x 10)
• Bedrooms: Multiple bedrooms on the second floor (three bedrooms listed: two 15 x 15, one 12 x 12, plus another 12 x 12)
• Bathrooms: 3 full bathrooms; 2 bathrooms on the main level
• Heating & cooling: Baseboard heating; Has heating
• Interior features: Crawl space basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#565 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Greeneview Local (town): math 58% / reading 64% proficiency, ranked #262 of 656 in OH (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 37 active listings in the ZIP; solid renter incomes; 797 units permitted in Greene County in 2024 (148 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y 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 $20k; list at $65k implies a 224% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1900 — 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: 1.85% ✓
• Cap rate: 16.38%
• Cash-on-cash: 36.01%
• DSCR: 2.60
• GRM: 4.5

CMA / ARV

• ARV (median comp): $226,232
• List price: $64,900
• Delta: -71.31%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 E Washington St	0.12mi	5/3.0	3,242 (-2%)	11mo	$225,000	$69	83
6 Verity St	0.16mi	4/2.5 (-1)	3,600 (+9%)	1mo	$225,000	$63	70
20 E Washington St	0.11mi	4/1.0 (-1)	3,081 (-7%)	14mo	$220,900	$72	60

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: 31.7%
• Equity multiple: 2.33×
• Total profit: $24,204
• Equity at exit: $9,677

10-year hold

• IRR: 38.8%
• Equity multiple: 4.62×
• Total profit: $65,758
• Equity at exit: $5,611

Cash invested: $18,172 (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 45335

• Home prices YoY: -21.9%
• Active inventory: 37
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,201 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$36 /mo · $432/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $545

Break-even live

Break-even rent $511

Max offer price $64,900

Occupancy floor 50%

Sensitivity live

Price	-10% $582	-5% $564	+0% $545	+5% $527	+10% $509
Rent	-10% $450	-5% $498	+0% $545	+5% $593	+10% $640
Rate	-1.0pp $578	-0.5pp $562	base $545	+0.5pp $528	+1.0pp $511

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $64,900 Active 53 DOM
2. 2026-06-17
   days on market $64,900 Active 52 DOM
3. 2026-06-16
   days on market $64,900 Active 51 DOM
4. 2026-06-15
   days on market $64,900 Active 50 DOM
5. 2026-06-14
   days on market $64,900 Active 48 DOM
6. 2026-06-10
   days on market $64,900 Active 45 DOM
7. 2026-06-09
   days on market $64,900 Active 44 DOM
8. 2026-06-08
   days on market $64,900 Active 43 DOM
9. 2026-06-07
   days on market $64,900 Active 42 DOM
10. 2026-06-05
    days on market $64,900 Active 39 DOM
11. 2026-06-03
    days on market $64,900 Active 38 DOM
12. 2026-06-02
    days on market $64,900 Active 37 DOM
13. 2026-06-01
    days on market $64,900 Active 36 DOM
14. 2026-05-31
    days on market $64,900 Active 35 DOM
15. 2026-04-25
    listed $64,900 Active 583-char remark
16. 2021-10-06
    soldstatus $20,000 Closed 50-char remark

    Show marketing remark (50 chars)

    Good Investment Property needs complete renovation

17. 2021-10-06
    soldstatus $20,000 Sold 50-char remark

    Show marketing remark (50 chars)

    Good Investment Property needs complete renovation

18. 2021-09-08
    status Pending 50-char remark

    Show marketing remark (50 chars)

    Good Investment Property needs complete renovation

19. 2021-08-27
    listed $25,000 Active 50-char remark

    Show marketing remark (50 chars)

    Good Investment Property needs complete renovation

20. 2012-12-17
    soldstatus $3,500 Closed

    Show marketing remark (591 chars)

    ABSOLUTE REAL ESTATE AUCTION! HUGE MULTI-FAMILY HOME TO BE SOLD AT PUBLIC AUCTION! AUCTION DATE: THURSDAY AUGUST 30, 2012 AT 6PM. TERMS: Property sells at seller's confirmation, 10% down day of auction, with balance due upon delivery of good deed on or before October 1, 2012 with possession on date of closing. Any inspections must be completed by the prospective buyer prior to date of auction at buyer's expense. The buyer will be responsible for all closing costs. The auction agent represents the seller. Statements made day of auction take precedence over any and all written material.

21. 2012-12-17
    soldstatus $3,500

    Show marketing remark (591 chars)

    ABSOLUTE REAL ESTATE AUCTION! HUGE MULTI-FAMILY HOME TO BE SOLD AT PUBLIC AUCTION! AUCTION DATE: THURSDAY AUGUST 30, 2012 AT 6PM. TERMS: Property sells at seller's confirmation, 10% down day of auction, with balance due upon delivery of good deed on or before October 1, 2012 with possession on date of closing. Any inspections must be completed by the prospective buyer prior to date of auction at buyer's expense. The buyer will be responsible for all closing costs. The auction agent represents the seller. Statements made day of auction take precedence over any and all written material.

22. 2012-08-30
    historical

    Show marketing remark (591 chars)

    ABSOLUTE REAL ESTATE AUCTION! HUGE MULTI-FAMILY HOME TO BE SOLD AT PUBLIC AUCTION! AUCTION DATE: THURSDAY AUGUST 30, 2012 AT 6PM. TERMS: Property sells at seller's confirmation, 10% down day of auction, with balance due upon delivery of good deed on or before October 1, 2012 with possession on date of closing. Any inspections must be completed by the prospective buyer prior to date of auction at buyer's expense. The buyer will be responsible for all closing costs. The auction agent represents the seller. Statements made day of auction take precedence over any and all written material.

23. 2012-07-26
    listed $3,500

    Show marketing remark (591 chars)

    ABSOLUTE REAL ESTATE AUCTION! HUGE MULTI-FAMILY HOME TO BE SOLD AT PUBLIC AUCTION! AUCTION DATE: THURSDAY AUGUST 30, 2012 AT 6PM. TERMS: Property sells at seller's confirmation, 10% down day of auction, with balance due upon delivery of good deed on or before October 1, 2012 with possession on date of closing. Any inspections must be completed by the prospective buyer prior to date of auction at buyer's expense. The buyer will be responsible for all closing costs. The auction agent represents the seller. Statements made day of auction take precedence over any and all written material.

ⓘ 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: $432 · $36/mo
• Projected year-2 tax: $722 · $60/mo
• Expected delta: +$290/yr (+$24/mo · 67.3%)

ⓘ 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 ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,410
• − Mortgage interest: −$3,635
• − Property taxes: −$432
• − Insurance: −$324
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$1,888
• Taxable income: $5,825
• Est. tax owed @ 24.0%: −$1,398
• After-tax cash flow: $5,146/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: Greeneview Local
• NCES district ID: 3904726
• Math proficiency: 58% ▼ -7.00%
• Reading proficiency: 64% ▼ -8.00%
• Median HH income: $57,283
• Composite: 52.58/100
• National rank: #1561
• State rank: #262 of 656 in OH

Livability — Jamestown

• Score: 68/100
• State rank: #565
• US rank: #9699

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jamestown, OH
• County: Greene · 199,376 people
• Metro: Dayton-Kettering-Beavercreek, OH
• Population (ZIP): 7,285
• Household income: $78,942
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 11.0

Population outlook (Greene County) Hauer SSP2

• Today (2025): 170,301 people
• By 2030: 171,840 · +0.9%
• By 2040: 171,408 · +0.7%
• By 2050: 167,806 · -1.5%
• By 2075: 154,430 · -9.3%
• By 2100: 138,669 · -18.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Slovak 3% Italian 2% Romanian 2%
• Foreign-born: 1%

Political lean MEDSL · Greene

• 2024 margin: R (+19.8) · D 39.5% · R 59.3% · Other 1.2%
• 2008→2024 swing: -1.4pp toward R · 2008: -18.4pp · 2024: -19.8pp
• All cycles: 2024: R+19.8 2020: R+19.5 2016: R+24.5 2012: R+21.8 2008: R+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.26%
• Current HPI: 232.1608
• 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

+1754.3% since first listed

9 events — show timeline

• 2026-04-25 Listed $64,900 Dayton MLS
• 2021-10-06 Sold (MLS) $20,000 Dayton MLS
• 2021-10-06 Sold (MLS) $20,000 Dayton MLS
• 2021-09-08 Pending — Dayton MLS
• 2021-08-27 Listed $25,000 Dayton MLS
• 2012-12-17 Sold (MLS) $3,500 Dayton MLS
• 2012-12-17 Sold (MLS) $3,500 Dayton MLS
• 2012-08-30 Listing Removed — Dayton MLS
• 2012-07-26 Listed $3,500 Dayton MLS

Property tax history

-8.1%/yr

Latest (2025): $432 · +1.0% YoY. Source: county tax records.