107 College Ave · Sardinia, OH 45171

$188,000

3 bd · 2.0 ba · 1,576 sqft · SingleFamily · 12 Days on market

Built 1935

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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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Schools +4.8/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming older home with spacious interiors awaits your personal touch. Featuring solid wood floors, two sets of glass French doors, and a cozy breakfast nook adjacent to the kitchen. TLC will restore its former charm effortlessly. Opportunity awaits in this character-filled property.

Key facts

• Built 1935
• Listed 12 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Utilities: Public water; Public sewer; Electric water heating; Public power (assumed)
• Home design: Cape Cod style; Single family home; Two levels; Block foundation
• Construction: Vinyl and wood siding construction; Block foundation; Shingle roof
• Exterior features: Shingle roof; Vinyl siding and wood siding; Wood window frames; Lot described as less than 0.5 acre

Interior

• Kitchen: Kitchen approximately 15 x 20; Appliances included: Dishwasher, Oven/Range, Refrigerator
• Bedrooms: 3 bedrooms total; Primary bedroom on level 2, approximately 16 x 11; Second bedroom on level 2, approximately 12 x 12; Third bedroom on level 2, approximately 12 x 11
• Bathrooms: 2 full bathrooms; Primary bathroom includes a tub; One full bath on level 2 and one full bath in the basement
• Heating & cooling: Forced air heating; Heat pump; Central air conditioning; Electric water heater
• Interior features: Total of 7 rooms; Full basement
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $188k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $188k).

Location & tenants

• Location reads 66/100 on livability (#643 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Eastern Local (rural): math 51% / reading 61% proficiency, ranked #350 of 656 in OH (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 85 active listings in the ZIP; 147 units permitted in Brown County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($64k/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 $6k of value loss. Plan a longer hold.
• Brown County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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 $115k; list at $188k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $188,000

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.39%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-9,781
• Equity at exit: $28,031

10-year hold

• IRR: 4.7%
• Equity multiple: 1.35×
• Total profit: $18,203
• Equity at exit: $16,255

Cash invested: $52,640 (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 45171

• Home prices YoY: -10.8%
• Active inventory: 85
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,055 medium
• Mortgage (P&I): −$986
• Tax est. 1.5%: −$235 /mo · $2,820/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $324

Break-even live

Break-even rent $1,645

Max offer price $188,000

Occupancy floor 79%

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: $47,000
• Closing costs: $5,640
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $188,000 Active 12 DOM
2. 2026-06-17
   days on market $188,000 Active 11 DOM
3. 2026-06-16
   days on market $188,000 Active 10 DOM
4. 2026-06-15
   days on market $188,000 Active 9 DOM
5. 2026-06-13
   days on market $188,000 Active 7 DOM
6. 2026-06-12
   days on market $188,000 Active 6 DOM
7. 2026-06-09
   days on market $188,000 Active 3 DOM
8. 2026-06-08
   days on market $188,000 Active 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $188,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,661
• − Mortgage interest: −$10,531
• − Property taxes: −$2,820
• − Insurance: −$940
• − Repairs & maintenance: −$1,973
• − Management: −$1,973
• − Depreciation: −$5,469
• Taxable income: $955
• Est. tax owed @ 24.0%: −$229
• After-tax cash flow: $3,662/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: Eastern Local
• NCES district ID: 3904603
• Math proficiency: 51% ▼ -9.00%
• Reading proficiency: 61% ▼ -8.00%
• Median HH income: $50,895
• Composite: 47.81/100
• National rank: #2226
• State rank: #350 of 656 in OH

Livability — Sardinia

• Score: 66/100
• State rank: #643
• US rank: #11399

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sardinia, OH
• County: Brown · 38,418 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 5,770
• Household income: $63,780
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 2.0

Population outlook (Brown County) Hauer SSP2

• Today (2025): 41,243 people
• By 2030: 39,382 · -4.5%
• By 2040: 35,196 · -14.7%
• By 2050: 30,743 · -25.5%
• By 2075: 21,870 · -47.0%
• By 2100: 15,069 · -63.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 4% Iranian 2% Slovak 2%
• Foreign-born: 0% · Canada

Political lean MEDSL · Brown

• 2024 margin: Solid R (+61.5) · D 19.0% · R 80.5%
• 2008→2024 swing: -38.2pp toward R · 2008: -23.3pp · 2024: -61.5pp
• All cycles: 2024: R+61.5 2020: R+57.4 2016: R+52.2 2012: R+25.1 2008: R+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.85%
• Current HPI: 295.9141
• 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

+526.7% since first listed

7 events — show timeline

• 2026-06-06 Listed $188,000 Cincy MLS
• 2024-08-12 Sold (MLS) $115,000 Cincy MLS
• 2024-07-09 Contingent — Cincy MLS
• 2024-06-07 Price Changed $140,000 Cincy MLS
• 2024-03-13 Listed $150,000 Cincy MLS
• 2011-04-22 Sold (MLS) $30,000 Cincy MLS
• 2010-09-23 Listed $30,000 Cincy MLS