1719 Williams Pl · Piqua, OH 45356

$199,900

3 bd · 2.0 ba · 1,545 sqft · SingleFamily public records · 2 Days on market

Built 1968 8,712 sqft lot Est $202k · 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 +10.8/30.0
• ARV discount +8.1/15.0
• Schools +4.0/10.0
• DSCR +3.1/10.0
• Livability +3.1/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained 4 bedroom 2 bath move-in ready home in quiet neighborhood. First floor bedroom and full bath for those desiring one-story living. This home was built with extra square footage than others with the same model. In addition, it is one of the very few with an attached two car garage. Nestled on a large corner lot with mature trees, complete with a patio for relaxation and a fenced in backyard for family and pets. The functional kitchen has been updated and all appliances convey. Due to the extra square footage, the larger entry into living room creates a more spacious feel. The brand new roof was just completed last week! Updates include: New roof 2026, new water heater 2023, new sewer line 2019, newer kitchen sliding glass door and newer windows. Furnace maintained yearly by Morris. Access to water heater and main water shutoff behind access panel in lower bedroom. All kitchen appliances and washer and dryer convey.

Key facts

• Large corner lot
• Patio for relaxation
• Full bath

Tags

• FIRST FLOOR BEDROOM
• FULL BATH
• ATTACHED TWO CAR GARAGE
• LARGE CORNER LOT
• MATURE TREES
• PATIO FOR RELAXATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (7.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (22.8% below list).
• Recommended offer: $154k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.7% in Piqua — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 62/100 on livability (#887 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Piqua City (rural): math 45% / reading 50% proficiency, ranked #482 of 656 in OH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Piqua High School (math 12% / reading 57%, grade F, #582 of 781 statewide, top 76%, 876 students, 52% FRL) — zoned schools at 52% FRL track the district average.
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-13 pts) — the specific schools serving this property underperform the Piqua City average; the district grade overstates school quality for this exact location.
• Market conditions: 139 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 326 units permitted in Miami County in 2024 (0 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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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 $60k; list at $200k implies a 233% gain — meaningful room to come down on a strong offer.

Recommended offer $154,403 (22.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1968 — 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.77% ✗
• Cap rate: 5.75%
• Cash-on-cash: -1.92%
• DSCR: 0.91
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $202,395
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1719 Williams Pl	0.00mi	4/2.0 (+1)	1,545 (0%)	1mo	$194,000	$126	94
1800 New Haven Rd	0.12mi	4/2.0 (+1)	1,648 (+7%)	12mo	$180,000	$109	69
1716 Amherst St	0.06mi	4/2.0 (+1)	1,373 (-11%)	7mo	$180,000	$131	68
1505 Amherst Ave	0.42mi	3/3.0	1,503 (-3%)	8mo	$185,000	$123	65
1626 Haverhill Dr	0.12mi	4/2.0 (+1)	1,373 (-11%)	7mo	$120,000	$87	65
1313 Arrowhead Dr	0.55mi	3/2.0	1,581 (+2%)	10mo	$284,900	$180	62
2000 Edge St	0.41mi	3/1.0	1,404 (-9%)	1mo	$155,000	$110	60
1615 South St	0.25mi	4/2.0 (+1)	1,373 (-11%)	10mo	$185,000	$135	57
530 Gray St	0.66mi	4/1.0 (+1)	1,514 (-2%)	4mo	$210,000	$139	54
330 Brentwood Ave	0.44mi	3/1.0	1,322 (-14%)	0mo	$175,000	$132	51
605 Beverly Dr	0.59mi	4/2.0 (+1)	1,373 (-11%)	13mo	$179,900	$131	38
1141 Plymouth Ave	0.60mi	3/2.5	1,760 (+14%)	12mo	$282,155	$160	36

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: -19.5%
• Equity multiple: 0.32×
• Total profit: $-38,132
• Equity at exit: $29,806

10-year hold

• IRR: -12.3%
• Equity multiple: 0.27×
• Total profit: $-40,653
• Equity at exit: $17,284

Cash invested: $55,972 (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 45356

• Active inventory: 139
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,544 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$178 /mo · $2,136/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-90

Break-even live

Break-even rent $1,658

Max offer price $184,039

Occupancy floor —

Sensitivity live

Price	-10% $23	-5% $-33	+0% $-90	+5% $-146	+10% $-203
Rent	-10% $-212	-5% $-151	+0% $-90	+5% $-29	+10% $32
Rate	-1.0pp $11	-0.5pp $-39	base $-90	+0.5pp $-142	+1.0pp $-194

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 Westview Dr Piqua, OH	2.0	1.5	1174	$1,650	$1.41	4d	1	1.28mi

Listing history 7 events

1. 2026-04-24
   status Pending 966-char remark

   Show marketing remark (966 chars)

   Welcome to this beautifully maintained 4 bedroom 2 bath move-in ready home in quiet neighborhood. First floor bedroom and full bath for those desiring one-story living. This home was built with extra square footage than others with the same model. In addition, it is one of the very few with an attached two car garage. Nestled on a large corner lot with mature trees, complete with a patio for relaxation and a fenced in backyard for family and pets. The functional kitchen has been updated and all appliances convey. Due to the extra square footage, the larger entry into living room creates a more spacious feel. The brand new roof was just completed last week! Updates include: New roof 2026, new water heater 2023, new sewer line 2019, newer kitchen sliding glass door and newer windows. Furnace maintained yearly by Morris. Access to water heater and main water shutoff behind access panel in lower bedroom. All kitchen appliances and washer and dryer convey.

2. 2026-04-24
   status Pending

   Show marketing remark (966 chars)

   Welcome to this beautifully maintained 4 bedroom 2 bath move-in ready home in quiet neighborhood. First floor bedroom and full bath for those desiring one-story living. This home was built with extra square footage than others with the same model. In addition, it is one of the very few with an attached two car garage. Nestled on a large corner lot with mature trees, complete with a patio for relaxation and a fenced in backyard for family and pets. The functional kitchen has been updated and all appliances convey. Due to the extra square footage, the larger entry into living room creates a more spacious feel. The brand new roof was just completed last week! Updates include: New roof 2026, new water heater 2023, new sewer line 2019, newer kitchen sliding glass door and newer windows. Furnace maintained yearly by Morris. Access to water heater and main water shutoff behind access panel in lower bedroom. All kitchen appliances and washer and dryer convey.

3. 2026-04-22
   listed $199,900 Active 966-char remark

   Show marketing remark (966 chars)

   Welcome to this beautifully maintained 4 bedroom 2 bath move-in ready home in quiet neighborhood. First floor bedroom and full bath for those desiring one-story living. This home was built with extra square footage than others with the same model. In addition, it is one of the very few with an attached two car garage. Nestled on a large corner lot with mature trees, complete with a patio for relaxation and a fenced in backyard for family and pets. The functional kitchen has been updated and all appliances convey. Due to the extra square footage, the larger entry into living room creates a more spacious feel. The brand new roof was just completed last week! Updates include: New roof 2026, new water heater 2023, new sewer line 2019, newer kitchen sliding glass door and newer windows. Furnace maintained yearly by Morris. Access to water heater and main water shutoff behind access panel in lower bedroom. All kitchen appliances and washer and dryer convey.

4. 2026-04-22
   listed $199,900 Active

   Show marketing remark (966 chars)

   Welcome to this beautifully maintained 4 bedroom 2 bath move-in ready home in quiet neighborhood. First floor bedroom and full bath for those desiring one-story living. This home was built with extra square footage than others with the same model. In addition, it is one of the very few with an attached two car garage. Nestled on a large corner lot with mature trees, complete with a patio for relaxation and a fenced in backyard for family and pets. The functional kitchen has been updated and all appliances convey. Due to the extra square footage, the larger entry into living room creates a more spacious feel. The brand new roof was just completed last week! Updates include: New roof 2026, new water heater 2023, new sewer line 2019, newer kitchen sliding glass door and newer windows. Furnace maintained yearly by Morris. Access to water heater and main water shutoff behind access panel in lower bedroom. All kitchen appliances and washer and dryer convey.

5. 2007-03-05
   soldstatus $60,000
6. 2007-03-02
   soldstatus $60,000 107-char remark

   Show marketing remark (107 chars)

   Four bedroom, two full baths, one bedroom needs to be finished. Gas Heat, Central air. This is in an estate

7. 2007-01-05
   listed $65,000 107-char remark

   Show marketing remark (107 chars)

   Four bedroom, two full baths, one bedroom needs to be finished. Gas Heat, Central air. This is in an estate

ⓘ 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: $2,136 · $178/mo
• Projected year-2 tax: $2,627 · $219/mo
• Expected delta: +$491/yr (+$41/mo · 23.0%)

ⓘ 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 ≥99°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: $18,528
• − Mortgage interest: −$11,198
• − Property taxes: −$2,136
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$5,815
• Taxable loss: −$4,584
• Est. tax savings @ 24.0%: +$1,100
• After-tax cash flow: $23/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: Piqua City
• NCES district ID: 3904464
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 50% ▼ -7.00%
• Median HH income: $41,751
• Composite: 39.91/100
• National rank: #3855
• State rank: #482 of 656 in OH

Livability — Piqua

• Score: 62/100
• State rank: #887
• US rank: #16830

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Piqua, OH
• County: Miami County · 85,667 people
• City population: 25,237
• Metro: Dayton-Kettering, OH
• Population (ZIP): 25,237
• Household income: $69,188
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 748.0

Population outlook (Miami County) Hauer SSP2

• Today (2025): 107,816 people
• By 2030: 108,896 · +1.0%
• By 2040: 109,581 · +1.6%
• By 2050: 108,110 · +0.3%
• By 2075: 101,523 · -5.8%
• By 2100: 85,787 · -20.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 2% Hispanic / Latino 1%
• Common ancestry: Iranian 2% Italian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1% Vietnamese 0%

Political lean MEDSL · Miami

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -16.6pp toward R · 2008: -28.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+44.3 2016: R+45.6 2012: R+35.6 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.96%
• Current HPI: 251.435
• Rent YoY: —
• Metro: Dayton-Kettering, 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

+207.5% since first listed

7 events — show timeline

• 2026-04-24 Pending — WRIST
• 2026-04-24 Pending — Dayton MLS
• 2026-04-22 Listed $199,900 Dayton MLS
• 2026-04-22 Listed $199,900 WRIST
• 2007-03-05 Sold (Public Records) $60,000 Public Records
• 2007-03-02 Sold (MLS) $60,000 WRIST
• 2007-01-05 Listed $65,000 WRIST

Property tax history

+3.0%/yr

Latest (2025): $2,136 · +4.6% YoY. Source: county tax records.