637 Pine St · Greenfield, OH 45123

$74,900

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 41 Days on market

Built 1901 5,227 sqft lot $60/sqft · 32% below area Est $110k · 32% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Schools +4.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special. Home needs complete rehab. The home features 3 bedrooms and one full bathroom. The home has hardwood floors in many rooms. Storage shed 10x20.

Key facts

• 5,227 sq ft lot
• Built 1901
• Listed 40 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level; Built in 1901; No shared/common walls
• Construction: Block foundation
• Exterior features: Shed(s)

Interior

• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 3.6% in Greenfield — 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 72/100 on livability (#364 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Greenfield Exempted Village (town): math 56% / reading 56% proficiency, ranked #375 of 656 in OH (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 26 active listings in the ZIP; 20 units permitted in Highland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Highland County population projected at -21% 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 $21k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $75k implies a 410% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — 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. 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: 1.39% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.14%
• DSCR: 1.94
• GRM: 6.0

CMA / ARV

• ARV (median comp): $109,543
• List price: $74,900
• Delta: -31.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
830 Blaine St	0.35mi	3/1.0	1,257 (+1%)	4mo	$155,000	$123	79
839 South St	0.24mi	3/1.0	1,285 (+3%)	8mo	$77,000	$60	77
734 Blaine St	0.23mi	2/1.0 (-1)	1,176 (-6%)	6mo	$34,900	$30	70
704 Mirabeau St	0.14mi	3/1.0	1,411 (+13%)	7mo	$143,900	$102	66
790 Foraker St	0.46mi	3/2.0	1,208 (-3%)	5mo	$195,000	$161	65
411 Dickey Ave	0.33mi	3/2.0	1,132 (-9%)	1mo	$178,500	$158	64
213 North St	0.61mi	2/1.0 (-1)	1,265 (+1%)	4mo	$130,000	$103	60
430 Waddell St	0.38mi	3/2.0	1,388 (+11%)	3mo	$229,900	$166	57
634 S Washington St	0.45mi	2/1.0 (-1)	1,154 (-8%)	8mo	$180,000	$156	54
238 N Sixth St	0.36mi	2/1.0 (-1)	1,387 (+11%)	9mo	$154,900	$112	52
317 N Washington St	0.58mi	3/2.0	1,380 (+11%)	7mo	$200,000	$145	46
425 Evans St	0.66mi	3/1.0	1,108 (-11%)	12mo	$149,999	$135	41

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: 13.6%
• Equity multiple: 1.54×
• Total profit: $11,372
• Equity at exit: $11,168

10-year hold

• IRR: 22.4%
• Equity multiple: 2.91×
• Total profit: $40,112
• Equity at exit: $6,476

Cash invested: $20,972 (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 45123

• Home prices YoY: -15.3%
• Active inventory: 26
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,044 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$31 /mo · $378/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $369

Break-even live

Break-even rent $577

Max offer price $74,900

Occupancy floor 60%

Sensitivity live

Price	-10% $412	-5% $391	+0% $369	+5% $348	+10% $327
Rent	-10% $287	-5% $328	+0% $369	+5% $411	+10% $452
Rate	-1.0pp $407	-0.5pp $389	base $369	+0.5pp $350	+1.0pp $330

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $74,900 Active 41 DOM
2. 2026-06-17
   days on market $74,900 Active 40 DOM
3. 2026-06-16
   days on market $74,900 Active 39 DOM
4. 2026-06-15
   days on market $74,900 Active 38 DOM
5. 2026-06-13
   days on market $74,900 Active 36 DOM
6. 2026-06-12
   days on market $74,900 Active 35 DOM
7. 2026-06-09
   days on market $74,900 Active 32 DOM
8. 2026-06-09
   price $74,900 Active 31 DOM
9. 2026-06-08
   days on market $79,900 Active 31 DOM
10. 2026-06-08
    days on market $79,900 Active 30 DOM
11. 2026-06-07
    days on market $79,900 Active 29 DOM
12. 2026-06-04
    days on market $79,900 Active 26 DOM
13. 2026-06-02
    days on market $79,900 Active 25 DOM
14. 2026-06-01
    days on market $79,900 Active 24 DOM
15. 2026-05-31
    days on market $79,900 Active 23 DOM
16. 2026-05-08
    listed $79,900 Active 160-char remark
17. 1998-02-26
    soldstatus $14,700
18. 1991-01-10
    soldstatus $10,000

ⓘ 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: $378 · $31/mo
• Projected year-2 tax: $773 · $64/mo
• Expected delta: +$395/yr (+$33/mo · 104.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥100°F today · 18 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,531
• − Mortgage interest: −$4,196
• − Property taxes: −$378
• − Insurance: −$374
• − Repairs & maintenance: −$1,002
• − Management: −$1,002
• − Depreciation: −$2,179
• Taxable income: $3,399
• Est. tax owed @ 24.0%: −$816
• After-tax cash flow: $3,618/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: Greenfield Exempted Village
• NCES district ID: 3904540
• Math proficiency: 56% ▼ -4.00%
• Reading proficiency: 56% ▼ -10.00%
• Median HH income: $38,037
• Composite: 46.62/100
• National rank: #2411
• State rank: #375 of 656 in OH

Livability — Greenfield

• Score: 72/100
• State rank: #364
• US rank: #5881

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenfield, OH
• County: Highland · 42,279 people
• City population: 8,739
• Population (ZIP): 8,739
• Household income: $60,614
• Rent vs Own: 33.6% rent · 66.4% own
• Severe rent burden: 6.1

Population outlook (Highland County) Hauer SSP2

• Today (2025): 41,165 people
• By 2030: 39,726 · -3.5%
• By 2040: 36,377 · -11.6%
• By 2050: 32,572 · -20.9%
• By 2075: 23,690 · -42.5%
• By 2100: 16,220 · -60.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Black 2% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Italian 2% Iranian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Highland

• 2024 margin: Solid R (+63.4) · D 18.1% · R 81.4%
• 2008→2024 swing: -37.0pp toward R · 2008: -26.3pp · 2024: -63.4pp
• All cycles: 2024: R+63.4 2020: R+60.4 2016: R+56.1 2012: R+30.7 2008: R+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.72%
• Current HPI: 291.4543
• 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

+649.0% since first listed

4 events — show timeline

• 2026-06-08 Price Changed $74,900 CBRMLS
• 2026-05-08 Listed $79,900 CBRMLS
• 1998-02-26 Sold (Public Records) $14,700 Public Records
• 1991-01-10 Sold (Public Records) $10,000 Public Records

Property tax history

+16.3%/yr

Latest (2025): $378 · +0.0% YoY. Source: county tax records.