127 E Harrison St · Lewisburg, OH 45338

$125,000

3 bd · 1.0 ba · 1,276 sqft · SingleFamily public records · 2 Days on market

Built 1957 10,019 sqft lot Est $171k · 27% under

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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 +18.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• Schools +5.1/10.0
• 1% rule +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this 3-bedroom, 1-bath home full of potential! Whether you’re an investor looking for your next project or a buyer ready to create a home completely your own, this property offers endless possibilities. Original hardwood floors have already been exposed and are ready for refinishing to bring them back to life. The main floor features three bedrooms, including one bedroom with washer/dryer hookups for convenient first-floor laundry. The full unfinished walkout basement adds additional flexibility with a second full bathroom and another washer/dryer setup already in place. Outside, you’ll find a 1-car attached garage with an extended storage area, a large b

Key facts

• Large backyard
• 0.23 acre lot
• Garage

Tags

• ORIGINAL HARDWOOD FLOORS
• 1 CAR ATTACHED GARAGE
• EXTENDED STORAGE AREA
• LARGE BACKYARD

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached one-car garage with storage
• Utilities: Public water; Sewer available
• Home design: Single-story home; Wood siding
• Construction: Wood siding construction; Below-grade unfinished area (basement) approx. 1,276
• Exterior features: Residential zoning; Lot approximately 136' x 74'

Interior

• Kitchen: Range; Dishwasher; Refrigerator
• Bedrooms: Bedroom on main level (approx. 11 x 11)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Full unfinished walk-out basement; Total of 6 rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/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 $117k (6.3% below list).
• Recommended offer: $117k (6.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#405 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Tri-County North Local (rural): math 60% / reading 60% proficiency, ranked #286 of 656 in OH (top 44%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 14 active listings in the ZIP; solid renter incomes; 55 units permitted in Preble County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Preble County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,115 (6.3% below list)

Questions for the listing agent

1. Built in 1957 — 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 B-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: 0.94% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.19%
• DSCR: 1.19
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $170,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 W Dayton St	0.26mi	4/1.5 (+1)	1,296 (+2%)	1mo	$172,000	$133	77
320 N Commerce St	0.08mi	2/1.0 (-1)	1,182 (-7%)	3mo	$95,000	$80	76
316 N Commerce St	0.08mi	3/1.0	1,454 (+14%)	2mo	$105,000	$72	72
216 Ackton St	0.28mi	3/1.0	1,360 (+7%)	7mo	$120,000	$88	70
718 Walnut St	0.38mi	2/1.0 (-1)	1,286 (+1%)	8mo	$170,000	$132	69
217 W Twin St	0.23mi	3/1.5	1,352 (+6%)	13mo	$212,500	$157	67
104 Mattis Dr	0.53mi	3/2.0	1,232 (-3%)	3mo	$178,000	$144	63
606 N Commerce St	0.29mi	3/1.0	1,172 (-8%)	16mo	$189,000	$161	60
303 Crescent Dr	0.50mi	3/2.0	1,366 (+7%)	2mo	$182,500	$134	59
724 Walnut St	0.40mi	2/1.0 (-1)	1,096 (-14%)	10mo	$167,000	$152	45
408 S Commerce St	0.37mi	4/2.0 (+1)	1,400 (+10%)	16mo	$178,875	$128	44
118 Ronald Dr	0.72mi	3/2.0	1,344 (+5%)	15mo	$195,000	$145	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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-12,484
• Equity at exit: $18,638

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-919
• Equity at exit: $10,808

Cash invested: $35,000 (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 45338

• Active inventory: 14
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,171 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$95 /mo · $1,143/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $122

Break-even live

Break-even rent $1,016

Max offer price $125,000

Occupancy floor 85%

Sensitivity live

Price	-10% $193	-5% $158	+0% $122	+5% $87	+10% $52
Rent	-10% $30	-5% $76	+0% $122	+5% $169	+10% $215
Rate	-1.0pp $185	-0.5pp $154	base $122	+0.5pp $90	+1.0pp $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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-31
   status $125,000 Pending 2 DOM
2. 2026-05-31
   days on market $125,000 Active 2 DOM
3. 2026-05-29
   listed $125,000 Active

ⓘ 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: $1,143 · $95/mo
• Projected year-2 tax: $1,547 · $129/mo
• Expected delta: +$403/yr (+$34/mo · 35.3%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,054
• − Mortgage interest: −$7,002
• − Property taxes: −$1,143
• − Insurance: −$625
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − Depreciation: −$3,636
• Taxable loss: −$602
• Est. tax savings @ 24.0%: +$144
• After-tax cash flow: $1,612/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: Tri-County North Local
• NCES district ID: 3904926
• Math proficiency: 60% ▼ -10.00%
• Reading proficiency: 60% ▼ -2.00%
• Median HH income: $53,112
• Composite: 51.38/100
• National rank: #1734
• State rank: #286 of 656 in OH

Livability — Lewisburg

• Score: 71/100
• State rank: #405
• US rank: #6698

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

• Census place: Lewisburg, OH
• County: Preble · 42,634 people
• Population (ZIP): 4,782
• Household income: $75,462
• Rent vs Own: 23.3% rent · 76.7% own
• Severe rent burden: 6.1

Population outlook (Preble County) Hauer SSP2

• Today (2025): 39,711 people
• By 2030: 38,511 · -3.0%
• By 2040: 35,783 · -9.9%
• By 2050: 33,006 · -16.9%
• By 2075: 27,067 · -31.8%
• By 2100: 21,255 · -46.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Preble

• 2024 margin: Solid R (+59.1) · D 20.1% · R 79.2%
• 2008→2024 swing: -27.9pp toward R · 2008: -31.2pp · 2024: -59.1pp
• All cycles: 2024: R+59.1 2020: R+57.5 2016: R+54.0 2012: R+36.7 2008: R+31.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -123.22%
• Current HPI: 199.8625
• 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

1 event — show timeline

• 2026-05-29 Listed $125,000 Dayton MLS

Property tax history

+3.5%/yr

Latest (2025): $1,143 · -0.7% YoY. Source: county tax records.