682 Scioto St · Kenton, OH 43326

$82,000

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 37 Days on market

Built 1954 5,227 sqft lot $100/sqft · 22% below area Est $105k · 22% under

---

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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.5/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ranch home under 80 thousand. Tons of updates since 2020 including house roof, water heater, windows, electric meter, bathroom floor, both breaker boxes, and main electric line. Corner lot close to the hospital, and pioneer park. All this home needs is your personal style and updates.

Key facts

• Outdoor space
• Corner lot
• Mature trees

Tags

• CORNER LOT
• OVERSIZED LAUNDRY ROOM
• LARGER THAN AVERAGE YARD
• MATURE TREES
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Attached garage with space for 1 car
• Utilities: Public sewer; Supplied water
• Home design: Single family residence; Residential property; Built in 1954; Lot dimensions approximately 62 x 88
• Construction: Vinyl siding; Block foundation
• Exterior features: Porch; Deck; Residential lot

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Wall unit cooling
• Interior features: Carpet flooring; Vinyl flooring; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($860 rent vs $82k).
• Recommended offer: $80k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 5.0% in Kenton — 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 73/100 on livability (#339 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Kenton City (town): math 46% / reading 50% proficiency, ranked #479 of 656 in OH (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kenton Elementary School (math 47% / reading 46%, grade D-, #973 of 1,584 statewide, top 62%, 1,028 students, 55% FRL); Kenton Middle School (math 47% / reading 53%, grade C, #416 of 654 statewide, top 64%, 267 students, 52% FRL); Kenton High School (math 37% / reading 62%, grade D, #390 of 781 statewide, top 54%, 541 students, 46% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 53 active listings in the ZIP; 18 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $567 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hardin 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 37 days — a 3% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $17k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,540 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1954 — 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: 1.05% ✓
• Cap rate: 8.25%
• Cash-on-cash: 7.00%
• DSCR: 1.31
• GRM: 7.9

CMA / ARV

• ARV (median comp): $105,351
• List price: $82,000
• Delta: -22.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
925 Vernon St	0.13mi	1/1.0 (-1)	844 (+3%)	2mo	$110,000	$130	82
920 Cooper St	0.14mi	2/1.0	884 (+8%)	3mo	$124,000	$140	77
510 E Decatur St	0.26mi	3/1.0 (+1)	744 (-9%)	2mo	$80,000	$108	67
809 King St	0.26mi	2/1.0	888 (+9%)	10mo	$92,000	$104	65
336 Letson Ave. Ave	0.70mi	2/1.0	884 (+8%)	7mo	$109,900	$124	47
334 N Barron St. St	0.71mi	2/1.0	884 (+8%)	20mo	$133,000	$150	37
260 W Letson St	0.62mi	3/1.0 (+1)	768 (-6%)	23mo	$30,000	$39	37

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-4,758
• Equity at exit: $12,226

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $6,840
• Equity at exit: $7,090

Cash invested: $22,960 (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 43326

• Home prices YoY: -21.0%
• Active inventory: 53
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $860 medium
• Mortgage (P&I): −$430
• Tax from tax record: −$81 /mo · $977/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $134

Break-even live

Break-even rent $691

Max offer price $82,000

Occupancy floor 79%

Sensitivity live

Price	-10% $180	-5% $157	+0% $134	+5% $111	+10% $87
Rent	-10% $66	-5% $100	+0% $134	+5% $168	+10% $202
Rate	-1.0pp $175	-0.5pp $155	base $134	+0.5pp $113	+1.0pp $91

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: $20,500
• Closing costs: $2,460
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-12
   statusdays on market $82,000 Pending 37 DOM
2. 2026-06-09
   days on market $82,000 Active 36 DOM
3. 2026-06-08
   days on market $82,000 Active 35 DOM
4. 2026-06-08
   days on market $82,000 Active 34 DOM
5. 2026-06-07
   days on market $82,000 Active 33 DOM
6. 2026-06-04
   days on market $82,000 Active 30 DOM
7. 2026-06-02
   pricedays on market $82,000 Active 29 DOM
8. 2026-06-01
   days on market $99,000 Active 28 DOM
9. 2026-05-31
   days on market $99,000 Active 27 DOM
10. 2026-05-04
    listed $99,000 Active 924-char remark
11. 2024-04-17
    soldstatus $74,000 Closed 285-char remark

    Show marketing remark (285 chars)

    Ranch home under 80 thousand. Tons of updates since 2020 including house roof, water heater, windows, electric meter, bathroom floor, both breaker boxes, and main electric line. Corner lot close to the hospital, and pioneer park. All this home needs is your personal style and updates.

12. 2024-03-12
    listed $79,900 Active 285-char remark

    Show marketing remark (285 chars)

    Ranch home under 80 thousand. Tons of updates since 2020 including house roof, water heater, windows, electric meter, bathroom floor, both breaker boxes, and main electric line. Corner lot close to the hospital, and pioneer park. All this home needs is your personal style and updates.

13. 2020-08-17
    soldstatus $60,000

    Show marketing remark (524 chars)

    This affordable, move in ready, ranch style home sits on a nice corner lot in the heart of Kenton. Featuring 2 bedrooms, 1 bath, and a 1 car attached garage. Other features included; Kitchen with appliance package, Nice cozy back deck, low maintenance vinyl siding, and new roof (2019). Just SE of 68, you will be in close proximity to all of the amazing things Kenton has to offer; Downtown shops, eateries, the hospital, golf course, and high school. This charming home is just waiting for your personal touch, CALL TODAY!

14. 2020-08-17
    soldstatus $60,000

    Show marketing remark (524 chars)

    This affordable, move in ready, ranch style home sits on a nice corner lot in the heart of Kenton. Featuring 2 bedrooms, 1 bath, and a 1 car attached garage. Other features included; Kitchen with appliance package, Nice cozy back deck, low maintenance vinyl siding, and new roof (2019). Just SE of 68, you will be in close proximity to all of the amazing things Kenton has to offer; Downtown shops, eateries, the hospital, golf course, and high school. This charming home is just waiting for your personal touch, CALL TODAY!

15. 2019-10-04
    listed $64,900

    Show marketing remark (524 chars)

    This affordable, move in ready, ranch style home sits on a nice corner lot in the heart of Kenton. Featuring 2 bedrooms, 1 bath, and a 1 car attached garage. Other features included; Kitchen with appliance package, Nice cozy back deck, low maintenance vinyl siding, and new roof (2019). Just SE of 68, you will be in close proximity to all of the amazing things Kenton has to offer; Downtown shops, eateries, the hospital, golf course, and high school. This charming home is just waiting for your personal touch, CALL TODAY!

16. 2019-10-04
    listed $64,900

    Show marketing remark (524 chars)

    This affordable, move in ready, ranch style home sits on a nice corner lot in the heart of Kenton. Featuring 2 bedrooms, 1 bath, and a 1 car attached garage. Other features included; Kitchen with appliance package, Nice cozy back deck, low maintenance vinyl siding, and new roof (2019). Just SE of 68, you will be in close proximity to all of the amazing things Kenton has to offer; Downtown shops, eateries, the hospital, golf course, and high school. This charming home is just waiting for your personal touch, CALL TODAY!

ⓘ 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: $977 · $81/mo
• Projected year-2 tax: $1,128 · $94/mo
• Expected delta: +$151/yr (+$13/mo · 15.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,322
• − Mortgage interest: −$4,593
• − Property taxes: −$977
• − Insurance: −$410
• − Repairs & maintenance: −$826
• − Management: −$826
• − Depreciation: −$2,385
• Taxable income: $305
• Est. tax owed @ 24.0%: −$73
• After-tax cash flow: $1,534/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: Kenton City
• NCES district ID: 3910025
• Math proficiency: 46% ▼ -17.00%
• Reading proficiency: 50% ▼ -9.00%
• Median HH income: $40,297
• Composite: 40.19/100
• National rank: #3786
• State rank: #479 of 656 in OH

Livability — Kenton

• Score: 73/100
• State rank: #339
• US rank: #5545

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kenton, OH
• County: Hardin · 33,287 people
• City population: 12,594
• Population (ZIP): 12,594
• Household income: $54,325
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 4.8

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 31,000 people
• By 2030: 30,031 · -3.1%
• By 2040: 27,500 · -11.3%
• By 2050: 25,265 · -18.5%
• By 2075: 20,485 · -33.9%
• By 2100: 16,031 · -48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Iranian 3% Serbian 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+54.7) · D 22.2% · R 76.9%
• 2008→2024 swing: -33.8pp toward R · 2008: -20.9pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+52.0 2016: R+47.2 2012: R+23.5 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.32%
• Current HPI: 211.5705
• 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

+26.3% since first listed

9 events — show timeline

• 2026-06-10 Pending — WRIST
• 2026-06-02 Price Changed $82,000 WRIST
• 2026-05-04 Listed $99,000 WRIST
• 2024-04-17 Sold (MLS) $74,000 WCARE
• 2024-03-12 Listed $79,900 WCARE
• 2020-08-17 Sold (MLS) $60,000 WRIST
• 2020-08-17 Sold (MLS) $60,000 WCARE
• 2019-10-04 Listed $64,900 WRIST
• 2019-10-04 Listed $64,900 WCARE

Property tax history

+13.2%/yr

Latest (2025): $977 · +59.4% YoY. Source: county tax records.