1913 Burch Ave · Lima, OH 45801

$195,000

3 bd · 1.0 ba · 1,338 sqft · SingleFamily public records · 18 Days on market

Built 1959 8,625 sqft lot Est $198k · at est.

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Why this score? — see what drove the D 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 +14.3/30.0
• ARV discount +8.2/15.0
• Schools +5.0/10.0
• DSCR +4.4/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated and move-in ready! This charming 3-bedroom, 1-bath ranch offers easy one-floor living with modern updates throughout. Enjoy a spacious yard, comfortable layout, and convenient location close to local amenities. A great place to call home!

Key facts

• Spacious yard
• Modern updates
• One-floor living

Tags

• SPACIOUS YARD
• ONE-FLOOR LIVING
• MODERN UPDATES
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Attached garage with garage door opener; Asphalt driveway; Off-street parking and parking pad; Total 1 parking space (1 garage space)
• Utilities: Electricity connected; Natural gas connected; Public water; Public sewer; Cable available; Internet available
• Home design: Single-family residence (house); One story
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built (year per public records)
• Exterior features: Covered rear patio; Rear patio; Kennel; Shed(s); Chain link fencing; Level lot; City street frontage; Asphalt/paved road

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Bedroom 2 on main level; Bedroom 3 on main level
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: No interior steps; Insulated windows with screens; Dehumidifier
• Laundry & utility: Washer and dryer on main level (inside); Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $37 ($450/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 $161k (17.4% below list).
• Recommended offer: $161k (17.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#787 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, amenities F, commute F.
• Elida Local (rural): math 59% / reading 59% proficiency, ranked #311 of 656 in OH (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Elida Elementary (math 73% / reading 61%, grade B+, #456 of 1,584 statewide, top 31%, 1,018 students, 56% FRL); Elida Middle School (math 56% / reading 57%, grade B, #313 of 654 statewide, top 48%, 537 students, 59% FRL); Elida High School (math 47% / reading 62%, grade C-, #303 of 781 statewide, top 42%, 628 students, 42% FRL).
• Market conditions: 74 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 88 units permitted in Allen County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($52k/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.
• Allen County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,976 (17.4% below list)

Questions for the listing agent

1. Built in 1959 — 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.83% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.82%
• DSCR: 1.04
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $198,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
500 W Northern Ave	0.12mi	3/1.0	1,232 (-8%)	2mo	$215,000	$175	80
660 W Lane Ave	0.21mi	4/1.0 (+1)	1,305 (-2%)	2mo	$180,000	$138	79
429 Lewis Blvd	0.20mi	3/1.0	1,232 (-8%)	0mo	$174,000	$141	77
2126 N Metcalf St	0.25mi	3/1.0	1,218 (-9%)	2mo	$179,900	$148	72
524 Sandpiper St	0.58mi	3/1.5	1,340 (+0%)	0mo	$232,000	$173	70
1200 N Main St	0.55mi	3/2.0	1,352 (+1%)	0mo	$114,900	$85	68
1809 N Metcalf St	0.23mi	3/2.5	1,176 (-12%)	0mo	$199,900	$170	63
1889 N Metcalf St	0.21mi	3/1.5	1,148 (-14%)	3mo	$175,000	$152	62
136 E O'connor Ave	0.70mi	3/1.0	1,248 (-7%)	1mo	$48,500	$39	55
2381 Mandolin Dr	0.71mi	3/2.0	1,438 (+8%)	1mo	$161,700	$112	49
635 W Ashton Ave	0.65mi	3/2.0	1,485 (+11%)	2mo	$188,000	$127	46
1143 Brower Rd	0.71mi	3/1.0	1,180 (-12%)	3mo	$179,000	$152	45

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-29,257
• Equity at exit: $29,075

10-year hold

• IRR: -6.5%
• Equity multiple: 0.59×
• Total profit: $-22,588
• Equity at exit: $16,860

Cash invested: $54,600 (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 45801

• Active inventory: 74
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,610 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$130 /mo · $1,565/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $37

Break-even live

Break-even rent $1,562

Max offer price $195,000

Occupancy floor 93%

Sensitivity live

Price	-10% $148	-5% $93	+0% $37	+5% $-18	+10% $-73
Rent	-10% $-90	-5% $-26	+0% $37	+5% $101	+10% $165
Rate	-1.0pp $136	-0.5pp $87	base $37	+0.5pp $-13	+1.0pp $-64

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 W Ashton Ave Lima, OH	3.0	1.0	1288	$2,000	$1.55	45d	1	0.60mi
420 N Baxter St Lima, OH	3.0	2.0	1386	$1,200	$0.87	45d	1	1.35mi

Listing history 13 events

1. 2026-06-21
   days on market $195,000 Active 18 DOM
2. 2026-06-19
   days on market $195,000 Active 16 DOM
3. 2026-06-18
   days on market $195,000 Active 15 DOM
4. 2026-06-17
   days on market $195,000 Active 14 DOM
5. 2026-06-16
   days on market $195,000 Active 13 DOM
6. 2026-06-15
   days on market $195,000 Active 12 DOM
7. 2026-06-14
   days on market $195,000 Active 10 DOM
8. 2026-06-12
   days on market $195,000 Active 9 DOM
9. 2026-06-08
   days on market $195,000 Active 5 DOM
10. 2026-06-07
    days on market $195,000 Active 4 DOM
11. 2026-06-05
    days on market $195,000 Active 2 DOM
12. 2026-06-04
    remarks 246-char remark
13. 2026-06-04
    listed $195,000 Active 1 DOM

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

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $1,565 · $130/mo
• Projected year-2 tax: $2,303 · $192/mo
• Expected delta: +$739/yr (+$62/mo · 47.2%)

ⓘ 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: $19,317
• − Mortgage interest: −$10,923
• − Property taxes: −$1,565
• − Insurance: −$975
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$5,673
• Taxable loss: −$2,909
• Est. tax savings @ 24.0%: +$698
• After-tax cash flow: $1,148/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: Elida Local
• NCES district ID: 3904577
• Math proficiency: 59% ▼ -11.00%
• Reading proficiency: 59% ▼ -7.00%
• Median HH income: $46,632
• Composite: 49.93/100
• National rank: #1934
• State rank: #311 of 656 in OH

Livability — Lima

• Score: 64/100
• State rank: #787
• US rank: #14288

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lima, OH
• County: Allen County · 21,739 people
• City population: 21,739
• Metro: Lima, OH
• Population (ZIP): 21,739
• Household income: $51,731
• Rent vs Own: 45.7% rent · 54.3% own
• Severe rent burden: 1141.0

Population outlook (Allen County) Hauer SSP2

• Today (2025): 100,321 people
• By 2030: 97,693 · -2.6%
• By 2040: 91,802 · -8.5%
• By 2050: 86,152 · -14.1%
• By 2075: 73,659 · -26.6%
• By 2100: 58,716 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 14% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+44.1) · D 27.5% · R 71.6%
• 2008→2024 swing: -23.4pp toward R · 2008: -20.7pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+39.5 2016: R+38.2 2012: R+25.7 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -164.79%
• Current HPI: 219.5329
• Rent YoY: —
• Metro: Lima, OH
• 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

+619.6% since first listed

22 events — show timeline

• 2026-06-02 Listed $195,000 NORIS
• 2026-06-02 Listed $195,000 WCARE
• 2023-08-10 Sold (Public Records) $177,500 Public Records
• 2023-08-09 Sold (MLS) $177,500 WCARE
• 2023-07-24 Pending — WCARE
• 2023-07-17 Relisted — WCARE
• 2023-06-24 Contingent — WCARE
• 2023-06-21 Listed $184,900 WCARE
• 2023-02-07 Sold (Public Records) $82,000 Public Records
• 2023-02-07 Sold (MLS) $82,000 WCARE
• 2023-02-07 Sold (MLS) $82,000 WRIST
• 2023-01-26 Pending — WRIST
• 2023-01-16 Relisted — WRIST
• 2022-12-13 Contingent — WRIST
• 2022-12-02 Relisted — WRIST
• 2022-12-01 Listing Removed — WRIST
• 2022-11-08 Price Changed $115,000 WRIST
• 2022-08-24 Price Changed $119,900 WRIST
• 2022-06-22 Listed $115,000 WCARE
• 2022-06-22 Listed $129,900 WRIST
• 1999-02-01 Sold (Public Records) $56,135 Public Records
• 1993-10-21 Sold (Public Records) $27,100 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,565 · -1.3% YoY. Source: county tax records.