1101 Belvidere Ave · Lima, OH 45801

$115,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 35 Days on market

Built 1945 6,795 sqft lot $104/sqft · 15% below area Est $136k · 15% 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 +29.4/30.0
• ARV discount +14.3/15.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1101 Belvidere Ave! Situated on a desirable corner lot and priced to sell, this property is a great opportunity for investors or owner-occupants alike. Featuring a recently updated interior with fresh paint, updated fixtures and a brand new roof, this home is move-in ready and full of potential. With strong rental demand in the area, it could make an excellent addition to your investment portfolio. Schedule your showing today!

Key facts

• Updated interior
• Corner lot
• New roof

Tags

• CORNER LOT
• UPDATED INTERIOR
• NEW ROOF

Property features AI

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Block foundation
• Exterior features: Corner lot

Interior

• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Electric heating; Window air conditioning unit(s)
• Interior features: Laminate flooring; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 7.7% in Lima — 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 64/100 on livability (#787 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A-; Watch: crime F, amenities F, commute F.
• Lima City (urban): math 29% / reading 36% proficiency, ranked #575 of 656 in OH (top 88%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 83% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 74 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 88 units permitted in Allen County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Allen County population projected at -14% 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 $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $115k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1945 — 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. 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.
6. 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.
7. 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: 1.25% ✓
• Cap rate: 10.56%
• Cash-on-cash: 15.23%
• DSCR: 1.68
• GRM: 6.6

CMA / ARV

• ARV (median comp): $135,647
• List price: $115,000
• Delta: -15.22%
• 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
1120 Melrose St	0.23mi	3/1.0	1,040 (-6%)	2mo	$165,000	$159	78
914 W Murphy St	0.22mi	3/2.0	1,144 (+4%)	4mo	$112,000	$98	76
806 Ewing Ave	0.18mi	3/1.0	992 (-10%)	1mo	$31,000	$31	74
1027 Sherman Ave	0.42mi	3/1.0	1,052 (-5%)	4mo	$130,000	$124	69
923 Burch Ave	0.31mi	2/1.0 (-1)	1,029 (-7%)	0mo	$142,000	$138	69
753 Brice Ave	0.57mi	3/1.5	1,108 (+0%)	3mo	$85,000	$77	68
631 Hazel Ave	0.28mi	3/1.0	1,248 (+13%)	2mo	$137,000	$110	64
1245 Latham Ave	0.67mi	3/1.0	1,066 (-3%)	2mo	$145,000	$136	62
1889 N Metcalf St	0.63mi	3/1.5	1,148 (+4%)	3mo	$175,000	$152	60
1407 Latham Ave	0.74mi	3/1.0	1,066 (-3%)	2mo	$130,000	$122	58
638 Hazel Ave	0.26mi	2/1.5 (-1)	960 (-13%)	1mo	$130,000	$135	58
1809 N Metcalf St	0.61mi	3/2.5	1,176 (+6%)	0mo	$199,900	$170	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: 5.9%
• Equity multiple: 1.23×
• Total profit: $7,378
• Equity at exit: $17,147

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $39,873
• Equity at exit: $9,943

Cash invested: $32,200 (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 45801

• Active inventory: 74
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,442 high
• Mortgage (P&I): −$603
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $409

Break-even live

Break-even rent $925

Max offer price $115,000

Occupancy floor 67%

Sensitivity live

Price	-10% $474	-5% $441	+0% $409	+5% $376	+10% $344
Rent	-10% $295	-5% $352	+0% $409	+5% $466	+10% $523
Rate	-1.0pp $467	-0.5pp $438	base $409	+0.5pp $379	+1.0pp $349

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 W Ashton Ave Lima, OH	3.0	1.0	1288	$2,000	$1.55	44d	1	0.49mi
420 N Baxter St Lima, OH	3.0	2.0	1386	$1,200	$0.87	44d	1	0.58mi
405 N Kenilworth Ave Lima, OH	3.0	1.0	1352	$1,795	$1.33	44d	1	0.86mi
1014 W Market St Apt 3 Lima, OH	2.0	1.0	800	$1,400	$1.75	44d	1	0.96mi
545 W Market St Unit 340 1/2 Mcpheron Lima, OH	2.0	1.0	900	$800	$0.89	44d	1	0.97mi
1436 W High St Lima, OH	2.0	1.0	1205	$895	$0.74	44d	1	1.09mi
43 Town Sq Lima, OH	2.0–3.0	1.0–2.0	1100	$1,413	$1.28	44d	9	1.10mi

Listing history 18 events

1. 2026-06-19
   days on market $115,000 Active 35 DOM
2. 2026-06-18
   days on market $115,000 Active 34 DOM
3. 2026-06-17
   days on market $115,000 Active 33 DOM
4. 2026-06-16
   days on market $115,000 Active 32 DOM
5. 2026-06-15
   days on market $115,000 Active 31 DOM
6. 2026-06-14
   days on market $115,000 Active 29 DOM
7. 2026-06-12
   days on market $115,000 Active 28 DOM
8. 2026-06-09
   days on market $115,000 Active 25 DOM
9. 2026-06-08
   days on market $115,000 Active 24 DOM
10. 2026-06-07
    days on market $115,000 Active 23 DOM
11. 2026-06-07
    pricedays on market $115,000 Active 22 DOM
12. 2026-06-04
    days on market $120,000 Active 19 DOM
13. 2026-06-02
    days on market $120,000 Active 18 DOM
14. 2026-06-01
    days on market $120,000 Active 17 DOM
15. 2026-05-31
    days on market $120,000 Active 16 DOM
16. 2026-05-31
    days on market $120,000 Active 15 DOM
17. 2026-05-15
    listed $120,000 Active 441-char remark
18. 1999-05-20
    soldstatus $42,000

ⓘ 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: $958 · $80/mo
• Projected year-2 tax: $1,376 · $115/mo
• Expected delta: +$418/yr (+$35/mo · 43.7%)

ⓘ 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 3/10 Moderate 7 d/yr ≥100°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: $17,309
• − Mortgage interest: −$6,442
• − Property taxes: −$958
• − Insurance: −$575
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$3,345
• Taxable income: $3,220
• Est. tax owed @ 24.0%: −$773
• After-tax cash flow: $4,132/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: Lima City
• NCES district ID: 3904422
• Math proficiency: 29% ▼ -13.00%
• Reading proficiency: 36% ▼ -6.00%
• Median HH income: $29,685
• Composite: 26.31/100
• National rank: #7243
• State rank: #575 of 656 in OH

Livability — Lima

• Score: 64/100
• State rank: #787
• US rank: #14288

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lima, OH
• County: Allen County · 21,739 people
• City population: 21,739
• Metro: Lima, OH
• Population (ZIP): 21,739
• Household income: $51,731
• Rent vs Own: 45.7% rent · 54.3% own
• Severe rent burden: 1141.0

Population outlook (Allen County) Hauer SSP2

• Today (2025): 100,321 people
• By 2030: 97,693 · -2.6%
• By 2040: 91,802 · -8.5%
• By 2050: 86,152 · -14.1%
• By 2075: 73,659 · -26.6%
• By 2100: 58,716 · -41.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 14% Two or more races 8% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Lithuanian 2% Italian 1% Iranian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+44.1) · D 27.5% · R 71.6%
• 2008→2024 swing: -23.4pp toward R · 2008: -20.7pp · 2024: -44.1pp
• All cycles: 2024: R+44.1 2020: R+39.5 2016: R+38.2 2012: R+25.7 2008: R+20.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -164.79%
• Current HPI: 219.5329
• Rent YoY: —
• Metro: Lima, 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

+173.8% since first listed

3 events — show timeline

• 2026-06-05 Price Changed $115,000 WCARE
• 2026-05-15 Listed $120,000 WCARE
• 1999-05-20 Sold (Public Records) $42,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $958 · +0.2% YoY. Source: county tax records.