720 Kathryn Dr · Wilmington, OH 45177

$239,000

3 bd · 1.5 ba · 1,377 sqft · SingleFamily public records · 8 Days on market

Built 1962 0.28 ac lot Est $238k · at est.

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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 +20.1/30.0
• ARV discount +7.4/15.0
• DSCR +6.4/10.0
• 1% rule +4.4/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Swoop in and grab this gem! Step into a spacious living room with a stone gas fireplace and a picture window. The oversized kitchen offers plenty of space for a farm table or an island, and the dining area opens to a beautiful fenced backyard. Three generously sized bedrooms and two full baths complete this mid-century charmer. The roof is brand new, and the furnace was replaced in 2023. Enjoy a two-car extra-large garage plus a shed for all your storage needs. Interior has been freshly painted!

Key facts

• Shed for storage
• Oversized kitchen
• Stone gas fireplace

Tags

• STONE GAS FIREPLACE
• FENCED BACKYARD
• OVERSIZED KITCHEN
• TWO-CAR GARAGE
• EXTRA-LARGE GARAGE
• SHED FOR STORAGE

Property features AI

Finance

• Other: Lot is less than 0.5 acre (about 0.283 acres, roughly 94 x 131)
• Financial info: Lease not considered
• HOA & community: No HOA

Exterior

• Parking: Oversized attached garage with 2 garage spaces; Concrete driveway
• Security: No security details provided
• Utilities: Public water; Public sewer; Natural gas
• Home design: Ranch-style single family home; One level; Block foundation
• Construction: Brick construction; Shingle roof
• Exterior features: Patio; Porch; Metal fencing; Shed on property

Interior

• Kitchen: Kitchen approximately 11 x 15; Oven/Range; Refrigerator; Dining room with walkout
• Bedrooms: Three bedrooms total; Primary bedroom on level 1, about 12 x 14; Second bedroom on level 1, about 10 x 10; Third bedroom on level 1, about 12 x 13
• Flooring: No flooring details provided
• Bathrooms: Two full bathrooms on level 1; Primary bathroom with shower
• Heating & cooling: Forced air heating (gas); Central air conditioning; Gas water heating
• Interior features: Fireplace in living room (gas); Crawl basement; Six total rooms
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (5.9% below list).
• Recommended offer: $225k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 6.2% in Wilmington — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 77/100 on livability (#202 in OH, #3,127 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities D, commute F.
• Wilmington City (town): math 42% / reading 51% proficiency, ranked #492 of 656 in OH (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 107 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 119 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($70k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Clinton County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y 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 $112k; list at $239k implies a 112% gain — meaningful room to come down on a strong offer.

Recommended offer $225,000 (5.9% below list)

Questions for the listing agent

1. Built in 1962 — 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: 0.94% ✗
• Cap rate: 7.78%
• Cash-on-cash: 5.30%
• DSCR: 1.24
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $238,221
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
269 Virginia Cir	0.17mi	3/1.5	1,408 (+2%)	2mo	$260,000	$185	87
284 Virginia Cir	0.21mi	3/1.0	1,400 (+2%)	7mo	$195,000	$139	80
302 Lorish Ave	0.13mi	3/2.0	1,476 (+7%)	2mo	$265,000	$180	78
458 Virginia Cir	0.21mi	3/2.0	1,352 (-2%)	9mo	$195,000	$144	78
793 Hiatt Ave	0.26mi	3/2.0	1,302 (-5%)	7mo	$260,000	$200	71
1216 N St Rt 134	0.53mi	3/1.0	1,424 (+3%)	2mo	$197,500	$139	66
77 E Kentucky Ave	0.45mi	3/2.5	1,442 (+5%)	9mo	$279,900	$194	60
261 A St	0.63mi	3/2.0	1,317 (-4%)	4mo	$210,000	$159	58
328 A St	0.70mi	3/2.0	1,400 (+2%)	6mo	$254,500	$182	58
84 E Ruby Ave	0.35mi	3/2.0	1,232 (-10%)	8mo	$140,000	$114	57
50 E Kentucky Ave	0.56mi	3/2.5	1,442 (+5%)	9mo	$250,000	$173	55
299 Florence Ave	0.38mi	2/2.0 (-1)	1,500 (+9%)	10mo	$220,000	$147	52

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-19,971
• Equity at exit: $35,636

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $6,568
• Equity at exit: $20,664

Cash invested: $66,920 (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 45177

• Active inventory: 107
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$129 /mo · $1,547/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $296

Break-even live

Break-even rent $1,876

Max offer price $239,000

Occupancy floor 82%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
978 N South St Wilmington, OH	3.0	2.5	1657	$2,200	$1.33	3d	1	0.51mi
996 N South St Wilmington, OH	3.0	2.5	1657	$2,300	$1.39	44d	1	0.51mi

Listing history 6 events

1. 2026-06-18
   days on market $239,000 Active 8 DOM
2. 2026-06-17
   days on market $239,000 Active 7 DOM
3. 2026-06-16
   days on market $239,000 Active 6 DOM
4. 2026-06-15
   days on market $239,000 Active 5 DOM
5. 2026-06-14
   remarks 465-char remark
6. 2026-06-14
   listed $239,000 Active 3 DOM

ⓘ 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: $1,547 · $129/mo
• Projected year-2 tax: $2,638 · $220/mo
• Expected delta: +$1,090/yr (+$91/mo · 70.5%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,000
• − Mortgage interest: −$13,388
• − Property taxes: −$1,547
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$6,953
• Taxable loss: −$403
• Est. tax savings @ 24.0%: +$97
• After-tax cash flow: $3,644/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: Wilmington City
• NCES district ID: 3904511
• Math proficiency: 42% ▼ -16.00%
• Reading proficiency: 51% ▼ -6.00%
• Median HH income: $43,201
• Composite: 39.2/100
• National rank: #4020
• State rank: #492 of 656 in OH

Livability — Wilmington

• Score: 77/100
• State rank: #202
• US rank: #3127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilmington, OH
• County: Clinton · 46,911 people
• Population (ZIP): 22,442
• Household income: $70,483
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 9.5

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 41,352 people
• By 2030: 40,831 · -1.3%
• By 2040: 39,049 · -5.6%
• By 2050: 36,408 · -12.0%
• By 2075: 29,652 · -28.3%
• By 2100: 20,736 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 3% Black 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+54.6) · D 22.3% · R 76.9%
• 2008→2024 swing: -24.3pp toward R · 2008: -30.3pp · 2024: -54.6pp
• All cycles: 2024: R+54.6 2020: R+52.6 2016: R+52.6 2012: R+35.2 2008: R+30.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.35%
• Current HPI: 238.9182
• 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

+189.7% since first listed

6 events — show timeline

• 2026-06-09 Listed $239,000 Dayton MLS
• 2026-06-09 Listed $239,000 Cincy MLS
• 2003-06-05 Sold (Public Records) $112,500 Public Records
• 2003-05-30 Sold (MLS) $112,500 Cincy MLS
• 2003-04-23 Listed $119,500 Cincy MLS
• 1991-09-20 Sold (Public Records) $82,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,547 · -4.1% YoY. Source: county tax records.