213 E Franklin St · Kenton, OH 43326

$139,900

3 bd · 1.5 ba · 2,128 sqft · SingleFamily public records · 22 Days on market

Built 1920 3,960 sqft lot Est $206k · 32% 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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.3/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious home offering over 2,100 sq. ft. of potential! This property offers 4 bedrooms with 2 bedrooms conveniently located on the main floor. This layout is perfect for families or those seeking single-level living. The spacious living room and family room offer plenty of room for relaxation and entertaining, while the big kitchen is ready for your personal touch. You'll appreciate the practicality of a utility room on the main floor, adding to the home's functionality. The attached two-car garage provides ample storage and convenience. Plus, the majority of the windows are new or newer, enhancing energy efficiency and natural light. This property is waiting for your visio

Key facts

• Utility room
• Newer windows
• 3,960 sq ft lot

Tags

• UTILITY ROOM
• ATTACHED TWO-CAR GARAGE
• NEWER WINDOWS

Property features AI

Finance

• Other: Property listed by Oakridge Realty & Auction Co.

Exterior

• Parking: Attached garage (2 spaces)
• Utilities: Public water; Public sewer; Electricity connected; Water connected
• Home design: Single-family residence; Two levels; Residential zoning
• Construction: Vinyl siding; Block foundation; Garage structure on property
• Exterior features: Covered porch; Patio/porch

Interior

• Kitchen: Oven; Range; Refrigerator; Electric water heater
• Flooring: Carpet; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall and window cooling units; Heating (other/see remarks)
• Interior features: Washer and dryer; Electric water heater; Oven and range; Refrigerator; Carpet and other flooring; Basement with block construction
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $124 ($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 $130k (7.2% below list).
• Recommended offer: $130k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 5.1% in Kenton — 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 73/100 on livability (#339 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Kenton City (town): math 46% / reading 50% proficiency, ranked #479 of 656 in OH (top 73%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 18 units permitted in Hardin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hardin 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 22 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $140k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,803 (7.2% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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.
4. 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.
5. 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: 0.93% ✗
• Cap rate: 7.36%
• Cash-on-cash: 3.81%
• DSCR: 1.17
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $206,416
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 E North St	0.23mi	3/2.0	2,172 (+2%)	9mo	$210,000	$97	76
349 N Main St. St	0.34mi	3/2.0	2,138 (+0%)	11mo	$218,000	$102	72
39 Grape St. St	0.30mi	3/2.0	1,920 (-10%)	1mo	$120,000	$63	67
324 E North St	0.21mi	3/1.0	1,920 (-10%)	7mo	$62,000	$32	66
416 Center St. St	0.60mi	4/1.5 (+1)	2,052 (-4%)	2mo	$172,000	$84	59
409 N High St	0.38mi	3/2.0	1,948 (-8%)	9mo	$190,000	$98	59
509 E Carrol St	0.27mi	3/2.0	1,824 (-14%)	4mo	$55,000	$30	58
137 E Espy St	0.34mi	4/1.5 (+1)	1,851 (-13%)	8mo	$140,000	$76	51
125 Hester St	0.62mi	4/2.5 (+1)	2,214 (+4%)	7mo	$217,000	$98	50
814 S Wayne St	0.56mi	4/2.0 (+1)	1,976 (-7%)	7mo	$35,000	$18	49
458 W Columbus St	0.51mi	4/1.0 (+1)	1,920 (-10%)	7mo	$190,200	$99	47
121 Broadway St	0.46mi	4/2.0 (+1)	1,900 (-11%)	9mo	$204,750	$108	46

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: -10.3%
• Equity multiple: 0.62×
• Total profit: $-14,763
• Equity at exit: $20,860

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-2,732
• Equity at exit: $12,096

Cash invested: $39,172 (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 43326

• Home prices YoY: -21.0%
• Active inventory: 53
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$109 /mo · $1,308/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $124

Break-even live

Break-even rent $1,140

Max offer price $139,900

Occupancy floor 85%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $139,900 Active 22 DOM
2. 2026-06-17
   days on market $139,900 Active 21 DOM
3. 2026-06-16
   days on market $139,900 Active 20 DOM
4. 2026-06-15
   days on market $139,900 Active 19 DOM
5. 2026-06-13
   days on market $139,900 Active 17 DOM
6. 2026-06-12
   days on market $139,900 Active 16 DOM
7. 2026-06-09
   days on market $139,900 Active 13 DOM
8. 2026-06-08
   days on market $139,900 Active 12 DOM
9. 2026-06-08
   days on market $139,900 Active 11 DOM
10. 2026-06-07
    days on market $139,900 Active 10 DOM
11. 2026-06-04
    days on market $139,900 Active 7 DOM
12. 2026-06-02
    days on market $139,900 Active 6 DOM
13. 2026-06-01
    days on market $139,900 Active 5 DOM
14. 2026-05-31
    days on market $139,900 Active 4 DOM
15. 2026-05-27
    listed $139,900 Active
16. 2016-08-02
    soldstatus $69,900

ⓘ 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: $1,308 · $109/mo
• Projected year-2 tax: $1,745 · $145/mo
• Expected delta: +$437/yr (+$36/mo · 33.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,576
• − Mortgage interest: −$7,837
• − Property taxes: −$1,308
• − Insurance: −$700
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − Depreciation: −$4,070
• Taxable loss: −$830
• Est. tax savings @ 24.0%: +$199
• After-tax cash flow: $1,693/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: Kenton City
• NCES district ID: 3910025
• Math proficiency: 46% ▼ -17.00%
• Reading proficiency: 50% ▼ -9.00%
• Median HH income: $40,297
• Composite: 40.19/100
• National rank: #3786
• State rank: #479 of 656 in OH

Livability — Kenton

• Score: 73/100
• State rank: #339
• US rank: #5545

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kenton, OH
• County: Hardin · 33,287 people
• City population: 12,594
• Population (ZIP): 12,594
• Household income: $54,325
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 4.8

Population outlook (Hardin County) Hauer SSP2

• Today (2025): 31,000 people
• By 2030: 30,031 · -3.1%
• By 2040: 27,500 · -11.3%
• By 2050: 25,265 · -18.5%
• By 2075: 20,485 · -33.9%
• By 2100: 16,031 · -48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Iranian 3% Serbian 1% Italian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 1%

Political lean MEDSL · Hardin

• 2024 margin: Solid R (+54.7) · D 22.2% · R 76.9%
• 2008→2024 swing: -33.8pp toward R · 2008: -20.9pp · 2024: -54.7pp
• All cycles: 2024: R+54.7 2020: R+52.0 2016: R+47.2 2012: R+23.5 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.32%
• Current HPI: 211.5705
• 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

+100.1% since first listed

2 events — show timeline

• 2026-05-27 Listed $139,900 WCARE
• 2016-08-02 Sold (Public Records) $69,900 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,308 · -0.7% YoY. Source: county tax records.