201 E South St · Anna, OH 45302

$184,000

3 bd · 1.0 ba · 1,667 sqft · SingleFamily public records · 23 Days on market

Built 1949 Est $253k · 27% 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 +15.7/30.0
• ARV discount +15.0/15.0
• Schools +7.0/10.0
• DSCR +4.8/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Now's a great time to move- settle in before the new school year starts. 2 bedrooms on main floor, 1 bedroom with possible office and storage room upstairs, nice size living room, deck, on 2 parcels.

Key facts

• Back deck
• Corner lot
• Fenced-in yard

Tags

• CORNER LOT
• FENCED-IN YARD
• BACK DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $184k.

Deal economics

• At list price, monthly cash flow is $81 ($970/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 $152k (17.1% below list).
• Recommended offer: $152k (17.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#276 in OH, #4,538 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Anna Local (rural): math 78% / reading 84% proficiency, ranked #44 of 656 in OH (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: 10 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 337 units permitted in Shelby County in 2024 (216 in 5+ unit buildings).

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.
• Shelby 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 23 days — a 2% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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 $130k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $152,489 (17.1% below list)

Questions for the listing agent

1. Built in 1949 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.83% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $253,384
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Linkensmith Dr	0.28mi	3/2.0	1,606 (-4%)	6mo	$284,900	$177	72
305 E North St	0.23mi	3/2.0	1,443 (-13%)	7mo	$220,000	$152	57
206 E North St	0.20mi	3/2.0	1,778 (+7%)	23mo	$225,000	$127	56
101 Sapphire St	0.28mi	3/2.0	1,916 (+15%)	4mo	$345,000	$180	55
206 W Main	0.24mi	3/1.0	1,844 (+11%)	21mo	$171,000	$93	54

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-24,734
• Equity at exit: $27,435

10-year hold

• IRR: -4.5%
• Equity multiple: 0.71×
• Total profit: $-15,181
• Equity at exit: $15,909

Cash invested: $51,520 (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 45302

• Home prices YoY: -7.0%
• Active inventory: 10
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,525 medium
• Mortgage (P&I): −$965
• Tax from tax record: −$82 /mo · $987/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $81

Break-even live

Break-even rent $1,423

Max offer price $184,000

Occupancy floor 90%

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: $46,000
• Closing costs: $5,520
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Brookside Dr Unit 103-D Anna, OH	2.0	2.0	1050	$1,379	$1.31	2d	1	0.67mi
109 Brookside Dr Unit 109-C Anna, OH	3.0	2.5	2108	$1,759	$0.83	2d	1	0.68mi
107 Brookside Dr Unit 107-B Anna, OH	2.0	2.0	1050	$1,379	$1.31	2d	1	0.68mi

Listing history 26 events

1. 2026-06-18
   days on market $184,000 Active 23 DOM
2. 2026-06-17
   days on market $184,000 Active 22 DOM
3. 2026-06-16
   days on market $184,000 Active 21 DOM
4. 2026-06-15
   days on market $184,000 Active 20 DOM
5. 2026-06-13
   days on market $184,000 Active 18 DOM
6. 2026-06-12
   days on market $184,000 Active 17 DOM
7. 2026-06-09
   days on market $184,000 Active 14 DOM
8. 2026-06-08
   days on market $184,000 Active 13 DOM
9. 2026-06-07
   days on market $184,000 Active 12 DOM
10. 2026-06-07
    days on market $184,000 Active 11 DOM
11. 2026-06-04
    days on market $184,000 Active 8 DOM
12. 2026-06-02
    days on market $184,000 Active 7 DOM
13. 2026-06-01
    days on market $184,000 Active 6 DOM
14. 2026-05-31
    days on market $184,000 Active 5 DOM
15. 2026-05-27
    listed $184,000 Active
16. 2022-08-23
    soldstatus $130,000
17. 2022-08-17
    soldstatus $130,000 Closed 200-char remark

    Show marketing remark (200 chars)

    Now's a great time to move- settle in before the new school year starts. 2 bedrooms on main floor, 1 bedroom with possible office and storage room upstairs, nice size living room, deck, on 2 parcels.

18. 2022-08-13
    status Pending 200-char remark

    Show marketing remark (200 chars)

    Now's a great time to move- settle in before the new school year starts. 2 bedrooms on main floor, 1 bedroom with possible office and storage room upstairs, nice size living room, deck, on 2 parcels.

19. 2022-07-15
    historical Contingency - Finance and Inspections 200-char remark

    Show marketing remark (200 chars)

    Now's a great time to move- settle in before the new school year starts. 2 bedrooms on main floor, 1 bedroom with possible office and storage room upstairs, nice size living room, deck, on 2 parcels.

20. 2022-07-08
    status Active 200-char remark

    Show marketing remark (200 chars)

    Now's a great time to move- settle in before the new school year starts. 2 bedrooms on main floor, 1 bedroom with possible office and storage room upstairs, nice size living room, deck, on 2 parcels.

21. 2022-06-13
    historical Contingency - Finance and Inspections 200-char remark

    Show marketing remark (200 chars)

    Now's a great time to move- settle in before the new school year starts. 2 bedrooms on main floor, 1 bedroom with possible office and storage room upstairs, nice size living room, deck, on 2 parcels.

22. 2022-06-06
    listed $140,000 Active 200-char remark

    Show marketing remark (200 chars)

    Now's a great time to move- settle in before the new school year starts. 2 bedrooms on main floor, 1 bedroom with possible office and storage room upstairs, nice size living room, deck, on 2 parcels.

23. 2018-09-04
    soldstatus $89,000
24. 2018-08-21
    soldstatus $89,000 140-char remark

    Show marketing remark (140 chars)

    Move in ready 3 bed 1 bath home in Anna. One car garage and a spacious lot (the listing contains two parcels). Buyer gets access at closing.

25. 2018-06-27
    listed $89,000 140-char remark

    Show marketing remark (140 chars)

    Move in ready 3 bed 1 bath home in Anna. One car garage and a spacious lot (the listing contains two parcels). Buyer gets access at closing.

26. 2002-01-28
    soldstatus $50,000

ⓘ 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: $987 · $82/mo
• Projected year-2 tax: $1,929 · $161/mo
• Expected delta: +$942/yr (+$78/mo · 95.5%)

ⓘ 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 ≥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: $18,299
• − Mortgage interest: −$10,307
• − Property taxes: −$987
• − Insurance: −$920
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − Depreciation: −$5,353
• Taxable loss: −$2,195
• Est. tax savings @ 24.0%: +$527
• After-tax cash flow: $1,497/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: Anna Local
• NCES district ID: 3910004
• Math proficiency: 78% ▼ -8.00%
• Reading proficiency: 84% ▼ -1.00%
• Median HH income: $68,707
• Composite: 70.26/100
• National rank: #271
• State rank: #44 of 656 in OH

Livability — Anna

• Score: 74/100
• State rank: #276
• US rank: #4538

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Anna, OH
• County: Shelby · 44,840 people
• Population (ZIP): 4,369
• Household income: $88,961
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 2.5

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 47,264 people
• By 2030: 45,935 · -2.8%
• By 2040: 42,786 · -9.5%
• By 2050: 38,981 · -17.5%
• By 2075: 30,225 · -36.1%
• By 2100: 21,273 · -55.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 2% Romanian 2% Serbian 1%
• Foreign-born: 2% · Canada

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+64.8) · D 17.2% · R 82.0%
• 2008→2024 swing: -28.5pp toward R · 2008: -36.4pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.2 2016: R+60.6 2012: R+46.0 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.17%
• Current HPI: 283.4178
• 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

+268.0% since first listed

12 events — show timeline

• 2026-05-27 Listed $184,000 FSBO.com
• 2022-08-23 Sold (Public Records) $130,000 Public Records
• 2022-08-17 Sold (MLS) $130,000 WRIST
• 2022-08-13 Pending — WRIST
• 2022-07-15 Contingent — WRIST
• 2022-07-08 Relisted — WRIST
• 2022-06-13 Contingent — WRIST
• 2022-06-06 Listed $140,000 WRIST
• 2018-09-04 Sold (Public Records) $89,000 Public Records
• 2018-08-21 Sold (MLS) $89,000 WRIST
• 2018-06-27 Listed $89,000 WRIST
• 2002-01-28 Sold (Public Records) $50,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $987 · -1.7% YoY. Source: county tax records.