430 W Adario West Rd · Shiloh, OH 44878

$189,900

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 30 Days on market

Built 1993 $126/sqft · 12% above area Est $170k · 12% over ↓ 12% since listing

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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 +25.2/30.0
• Appreciation +8.4/10.0
• DSCR +8.2/10.0
• 1% rule +5.5/10.0
• Schools +4.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.3/15.0

Listing remarks

Are you looking for country living in the Plymouth-Shiloh school district? This home features 3 bedrooms, 2 baths, sitting on 2 beautiful acres. Extra block added for height in the unfinished full basement. 24x24 Detached garage with concrete floor. Really nice peaceful big backyard. Newer metal roof, sump pump, hot water heater, vinyl plank flooring, and more! Schedule your showing today!

Key facts

• Big backyard
• Sump pump
• Hot water heater

Tags

• UNFINISHED FULL BASEMENT
• DETACHED GARAGE
• BIG BACKYARD
• NEWER METAL ROOF
• SUMP PUMP
• HOT WATER HEATER

Property features AI

Exterior

• Parking: 2-car garage; Gravel parking
• Utilities: Private well water; Septic tank
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding
• Exterior features: Garden; Fenced yard; Level lot

Interior

• Kitchen: Refrigerator; Freezer
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Pantry; Fireplace in family room; Full basement
• Laundry & utility: Washer; Dryer; Water softener; Electric water heater; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $187k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.7% in Shiloh — 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 66/100 on livability (#639 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Plymouth-Shiloh Local (rural): math 52% / reading 55% proficiency, ranked #391 of 656 in OH (top 60%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 9 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 145 units permitted in Richland County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (6.7% local appreciation)).
• Richland County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.7% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Recommended offer $187,051 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.05% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.54%
• DSCR: 1.42
• GRM: 7.9

CMA / ARV

• ARV (median comp): $170,221
• List price: $189,900
• Delta: 11.56%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
450 State Route 603 West	0.50mi	3/2.0	1,404 (-7%)	12mo	$194,500	$139	55
6230 Rome South Rd	0.63mi	3/4.0	1,428 (-6%)	21mo	$298,700	$209	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.72% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.7%
• Equity multiple: 2.69×
• Total profit: $89,877
• Equity at exit: $128,099

10-year hold

• IRR: 22.9%
• Equity multiple: 5.54×
• Total profit: $241,356
• Equity at exit: $240,229

Cash invested: $53,172 (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 44878

• Home prices YoY: 3.2%
• Active inventory: 9
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,995 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$78 /mo · $941/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $423

Break-even live

Break-even rent $1,460

Max offer price $189,900

Occupancy floor 74%

Sensitivity live

Price	-10% $530	-5% $476	+0% $423	+5% $369	+10% $315
Rent	-10% $265	-5% $344	+0% $423	+5% $501	+10% $580
Rate	-1.0pp $518	-0.5pp $471	base $423	+0.5pp $373	+1.0pp $323

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
924 Lattimer Rd W Shiloh, OH	2.0	1.0	1321	$1,995	$1.51	45d	1	1.42mi

Listing history 4 events

1. 2026-05-12
   price $189,900 392-char remark
2. 2026-05-06
   price $197,000 392-char remark
3. 2026-04-28
   price $207,000 392-char remark
4. 2026-04-23
   listed $217,000 Active 392-char remark

ⓘ 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: $941 · $78/mo
• Projected year-2 tax: $1,952 · $163/mo
• Expected delta: +$1,011/yr (+$84/mo · 107.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 16 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: $23,940
• − Mortgage interest: −$10,637
• − Property taxes: −$941
• − Insurance: −$950
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$5,524
• Taxable income: $2,057
• Est. tax owed @ 24.0%: −$494
• After-tax cash flow: $4,578/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: Plymouth-Shiloh Local
• NCES district ID: 3904946
• Math proficiency: 52% ▼ -16.00%
• Reading proficiency: 55% ▼ -11.00%
• Median HH income: $48,546
• Composite: 45.54/100
• National rank: #2603
• State rank: #391 of 656 in OH

Livability — Shiloh

• Score: 66/100
• State rank: #639
• US rank: #11281

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Richland · 128,966 people
• Metro: Mansfield, OH
• Population (ZIP): 2,943
• Household income: $79,620
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 3.8

Population outlook (Richland County) Hauer SSP2

• Today (2025): 115,577 people
• By 2030: 111,669 · -3.4%
• By 2040: 103,323 · -10.6%
• By 2050: 95,135 · -17.7%
• By 2075: 76,719 · -33.6%
• By 2100: 57,188 · -50.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Italian 1% Romanian 1%
• Languages at home: 77% English-only · German/W. Germanic 23%

Political lean MEDSL · Richland

• 2024 margin: Solid R (+42.3) · D 28.4% · R 70.8%
• 2008→2024 swing: -28.8pp toward R · 2008: -13.6pp · 2024: -42.3pp
• All cycles: 2024: R+42.3 2020: R+39.7 2016: R+37.5 2012: R+20.1 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.72%
• Current HPI: 217.7934
• 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

-12.5% since first listed

5 events — show timeline

• 2026-05-23 Pending — MARMLS
• 2026-05-12 Price Changed $189,900 MARMLS
• 2026-05-06 Price Changed $197,000 MARMLS
• 2026-04-28 Price Changed $207,000 MARMLS
• 2026-04-23 Listed $217,000 MARMLS

Property tax history

-3.2%/yr

Latest (2025): $941 · -4.4% YoY. Source: county tax records.