5685 Tri County Hwy · Sardinia, OH 45171

$119,900

3 bd · 1.0 ba · 1,848 sqft · SingleFamily · 227 Days on market

0.97 ac lot

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 house in country setting. Featuring a first floor master, 1 full bath, living room and sprawling kitchen and dining room. Take a step outside to a walk out deck and above ground swimming pool, large yard for all the outside needs!

Key facts

• Country setting
• Two story farmhouse
• 0.97 acre lot

Tags

• TWO STORY FARMHOUSE
• TRADITIONAL GABLE ROOFLINE
• COUNTRY SETTING

Property features AI

Finance

• Other: Lease not considered
• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer
• Home design: Traditional single-family home; Two levels; Residential zoning
• Construction: Foundation: other; Second floor area approximately 684 (unit not included per instructions)
• Exterior features: Shingle roof; Wood siding; Windows: other

Interior

• Bedrooms: Three bedrooms (all located on the second level); Primary bedroom on the second level
• Bathrooms: One full bathroom; Primary bathroom described as 'Other'
• Interior features: Six total rooms; Dining room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $759 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

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 38% 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 $829 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.68% ✓
• Cap rate: 13.89%
• Cash-on-cash: 27.14%
• DSCR: 2.21
• GRM: 5.0

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: 21.1%
• Equity multiple: 1.86×
• Total profit: $28,970
• Equity at exit: $17,877

10-year hold

• IRR: 29.3%
• Equity multiple: 3.61×
• Total profit: $87,631
• Equity at exit: $10,367

Cash invested: $33,572 (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: 5.0×

Monthly cashflow live

• Estimated rent: $2,010 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $759

Break-even live

Break-even rent $1,049

Max offer price $119,900

Occupancy floor 57%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $119,900 Active 227 DOM
2. 2026-06-17
   days on market $119,900 Active 226 DOM
3. 2026-06-16
   days on market $119,900 Active 225 DOM
4. 2026-06-15
   days on market $119,900 Active 224 DOM
5. 2026-06-13
   days on market $119,900 Active 222 DOM
6. 2026-06-12
   days on market $119,900 Active 221 DOM
7. 2026-06-09
   days on market $119,900 Active 218 DOM
8. 2026-06-08
   days on market $119,900 Active 217 DOM
9. 2026-06-08
   days on market $119,900 Active 216 DOM
10. 2026-06-07
    days on market $119,900 Active 215 DOM
11. 2026-06-04
    days on market $119,900 Active 212 DOM
12. 2026-06-02
    days on market $119,900 Active 211 DOM
13. 2026-06-01
    days on market $119,900 Active 210 DOM
14. 2026-05-31
    days on market $119,900 Active 209 DOM
15. 2025-11-03
    listed $119,900 Active
16. 2021-10-19
    soldstatus $121,500 Sold 239-char remark

    Show marketing remark (239 chars)

    Charming house in country setting. Featuring a first floor master, 1 full bath, living room and sprawling kitchen and dining room. Take a step outside to a walk out deck and above ground swimming pool, large yard for all the outside needs!

17. 2021-09-08
    historical Contingency Pending 239-char remark

    Show marketing remark (239 chars)

    Charming house in country setting. Featuring a first floor master, 1 full bath, living room and sprawling kitchen and dining room. Take a step outside to a walk out deck and above ground swimming pool, large yard for all the outside needs!

18. 2021-09-02
    status Active 239-char remark

    Show marketing remark (239 chars)

    Charming house in country setting. Featuring a first floor master, 1 full bath, living room and sprawling kitchen and dining room. Take a step outside to a walk out deck and above ground swimming pool, large yard for all the outside needs!

19. 2021-07-23
    historical Contingency Pending 239-char remark

    Show marketing remark (239 chars)

    Charming house in country setting. Featuring a first floor master, 1 full bath, living room and sprawling kitchen and dining room. Take a step outside to a walk out deck and above ground swimming pool, large yard for all the outside needs!

20. 2021-07-19
    status Active 239-char remark

    Show marketing remark (239 chars)

    Charming house in country setting. Featuring a first floor master, 1 full bath, living room and sprawling kitchen and dining room. Take a step outside to a walk out deck and above ground swimming pool, large yard for all the outside needs!

21. 2021-07-09
    historical Contingency Pending 239-char remark

    Show marketing remark (239 chars)

    Charming house in country setting. Featuring a first floor master, 1 full bath, living room and sprawling kitchen and dining room. Take a step outside to a walk out deck and above ground swimming pool, large yard for all the outside needs!

22. 2021-07-07
    listed $117,900 Active 239-char remark

    Show marketing remark (239 chars)

    Charming house in country setting. Featuring a first floor master, 1 full bath, living room and sprawling kitchen and dining room. Take a step outside to a walk out deck and above ground swimming pool, large yard for all the outside needs!

23. 2005-10-31
    historical
24. 2005-08-09
    listed $89,900

ⓘ 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 1/10 Low
• 🌡 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,122
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − Depreciation: −$3,488
• Taxable income: $7,660
• Est. tax owed @ 24.0%: −$1,838
• After-tax cash flow: $7,275/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

• 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

+33.4% since first listed

10 events — show timeline

• 2025-11-03 Listed $119,900 Cincy MLS
• 2021-10-19 Sold (MLS) $121,500 Cincy MLS
• 2021-09-08 Contingent — Cincy MLS
• 2021-09-02 Relisted — Cincy MLS
• 2021-07-23 Contingent — Cincy MLS
• 2021-07-19 Relisted — Cincy MLS
• 2021-07-09 Contingent — Cincy MLS
• 2021-07-07 Listed $117,900 Cincy MLS
• 2005-10-31 Listing Removed — Cincy MLS
• 2005-08-09 Listed $89,900 Cincy MLS