504 Kennison Ave · New Carlisle, OH 45344

$99,900

3 bd · 1.5 ba · 1,262 sqft · SingleFamily public records · 5 Days on market

Built 1960 8,712 sqft lot Est $199k · 50% under

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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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +8.5/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This one is for the BIG DAWGS with a degree in FLIPOLOGY! Bring your vision and your best offer to this unheard-of deal in New Carlisle’s Westlake Subdivision. TOTAL RENOVATIONS WILL BE NEEDED but a solid After Repair Value of $215-220K rewards the cause. Repairs are estimated between $50-60K (depending on finishes) making this a true win for handy homeowners or rehab addicts looking for a perfect resale project. A popular layout offers nearly 1,300 sqft consisting of a formal living room, 3 bedrooms, 1.5 baths and a kitchen that’s merges seamlessly into the family room w/ brick wall fireplace and access to the large rear yard. Mechanicals are tucked privately off the laundry ro

Key facts

• Brick wall fireplace
• Attached garage
• Large rear yard

Tags

• BRICK WALL FIREPLACE
• LARGE REAR YARD
• SECOND BACKYARD ACCESS
• ATTACHED GARAGE
• STOW AWAY ATTIC ACCESS

Property features AI

Finance

• Financial info: Property is for sale

Exterior

• Parking: Attached one-car garage
• Utilities: Natural gas available; Public water; Sewer available (storm sewer)
• Home design: Ranch-style single-story home
• Construction: Brick and frame construction; Slab foundation
• Exterior features: Fenced yard; Patio

Interior

• Kitchen: Kitchen (approx. 10x12)
• Bedrooms: Three bedrooms on the main level (approx. 10x10, 9x10, 12x10)
• Bathrooms: One full bathroom; One half bathroom (two main-level bathrooms total)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Kitchen and family room combined; One fireplace
• Laundry & utility: Main-level laundry (approx. 11x6); Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.0% vs local median 2.4% in New Carlisle — 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 63/100 on livability (#857 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Tecumseh Local (rural): math 41% / reading 48% proficiency, ranked #501 of 656 in OH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 107 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 232 units permitted in Clark County in 2024 (116 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Clark County population projected at -16% 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $84k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $99,900

Questions for the listing agent

1. Built in 1960 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.35% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.36%
• DSCR: 1.59
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $199,396
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
504 Kennison Ave	0.00mi	3/1.5	1,262 (0%)	0mo	$117,000	$93	100
503 Pease Dr	0.14mi	3/2.0	1,248 (-1%)	1mo	$170,000	$136	88
302 N Smith St	0.19mi	3/2.0	1,300 (+3%)	7mo	$220,000	$169	78
315 N Main St	0.37mi	4/1.0 (+1)	1,263 (+0%)	5mo	$195,000	$154	72
1001 Langdale Ave	0.37mi	3/1.5	1,336 (+6%)	4mo	$145,000	$109	70
211 N Clay St	0.32mi	3/1.0	1,345 (+7%)	5mo	$213,000	$158	68
201 Lightfoot Ct	0.54mi	3/2.0	1,272 (+1%)	5mo	$255,000	$200	67
1113 Langdale Ave	0.49mi	3/1.5	1,201 (-5%)	4mo	$216,200	$180	66
303 Villa Dr	0.22mi	3/1.0	1,432 (+14%)	1mo	$200,000	$140	64
212 Lightfoot Ct	0.57mi	3/2.0	1,272 (+1%)	8mo	$284,900	$224	63
1300 Edgebrook Ave	0.57mi	3/2.0	1,380 (+9%)	2mo	$234,900	$170	54
215 N Smith St	0.32mi	2/2.0 (-1)	1,414 (+12%)	5mo	$224,000	$158	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: 3.4%
• Equity multiple: 1.13×
• Total profit: $3,707
• Equity at exit: $14,895

10-year hold

• IRR: 13.0%
• Equity multiple: 2.04×
• Total profit: $29,013
• Equity at exit: $8,638

Cash invested: $27,972 (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 45344

• Active inventory: 107
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,350 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$190 /mo · $2,275/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $311

Break-even live

Break-even rent $956

Max offer price $99,900

Occupancy floor 72%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1118 Cambridge Ct Unit 1118 New Carlisle, OH	3.0	1.5	1450	$1,350	$0.93	14d	1	0.56mi

Listing history 6 events

1. 2026-06-10
   status $99,900 Pending 5 DOM
2. 2026-06-09
   days on market $99,900 Active 5 DOM
3. 2026-06-08
   days on market $99,900 Active 4 DOM
4. 2026-06-07
   pricedays on market $99,900 Active 3 DOM
5. 2026-06-05
   remarks 687-char remark
6. 2026-06-05
   listed $100 Active 1 DOM

ⓘ 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: $2,275 · $190/mo
• Projected year-2 tax: $2,275 · $190/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,200
• − Mortgage interest: −$5,596
• − Property taxes: −$2,275
• − Insurance: −$500
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − Depreciation: −$2,906
• Taxable income: $2,332
• Est. tax owed @ 24.0%: −$560
• After-tax cash flow: $3,178/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: Tecumseh Local
• NCES district ID: 3904624
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $45,927
• Composite: 37.81/100
• National rank: #4336
• State rank: #501 of 656 in OH

Livability — New Carlisle

• Score: 63/100
• State rank: #857
• US rank: #16079

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Carlisle, OH
• County: Clark · 134,280 people
• City population: 16,841
• Metro: Springfield, OH
• Population (ZIP): 16,841
• Household income: $71,627
• Rent vs Own: 20.1% rent · 79.9% own
• Severe rent burden: 15.0

Population outlook (Clark County) Hauer SSP2

• Today (2025): 130,703 people
• By 2030: 126,952 · -2.9%
• By 2040: 118,344 · -9.5%
• By 2050: 109,590 · -16.2%
• By 2075: 89,464 · -31.6%
• By 2100: 68,810 · -47.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 92% English-only · Spanish 7% Other Indo-European 1%

Political lean MEDSL · Clark

• 2024 margin: Strong R (+29.5) · D 34.8% · R 64.3%
• 2008→2024 swing: -27.0pp toward R · 2008: -2.5pp · 2024: -29.5pp
• All cycles: 2024: R+29.5 2020: R+23.3 2016: R+19.5 2012: R+1.8 2008: R+2.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -185.40%
• Current HPI: 244.7603
• 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

2 events — show timeline

• 2026-06-04 Listed $100 Dayton MLS
• 2001-08-13 Sold (Public Records) $83,900 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,275 · +17.9% YoY. Source: county tax records.