533 Mckinley Ave · Piqua, OH 45356

$99,000

2 bd · 1.0 ba · 576 sqft · SingleFamily public records · 39 Days on market

Built 1950 3,049 sqft lot

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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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.9/10.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLING AS-IS. Tenant occupied home BUT there is a plan for the tenant if an owner occupant wishes to purchase. This two bedroom home with a rare attached 2 car garage just had a new roof installed within the last six months. Nice size living room; eat in kitchen with range refrigerator and stackable washer/dryer that convey with the property. One bedroom is accessed through the primary bedroom. Rent agreement is $650/month. Tenant very much desires to stay in the home. Notice of 24 hours required for showings due to Tenant's work schedule and pets. Agent relies on Seller and public information that you may wish to verify. Sellers are offering an Advantage Home Warranty. Bathroom cabinet next to shower will be replaced by closing.

Key facts

• 3,049 sq ft lot
• 2 garage spots
• Built 1950

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached two-car garage with garage door opener
• Security: Smoke detector(s)
• Utilities: Natural gas heating; Standard municipal utilities (water/sewer not specified)
• Home design: One-story frame home; Residential zoning
• Construction: Frame construction
• Exterior features: Front porch

Interior

• Kitchen: Kitchen on the main level, approximately 9 x 11
• Bedrooms: Main level bedroom, approximately 7 x 11; Main level bedroom, approximately 12 x 12
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Window cooling unit(s)
• Interior features: Ceiling fan(s); Crawl space basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/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 $98k (1.3% below list).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.7% in Piqua — 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 62/100 on livability (#887 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Piqua City (rural): math 45% / reading 50% proficiency, ranked #482 of 656 in OH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 138 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 326 units permitted in Miami County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($69k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $99k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1950 — 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: 0.99% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.60%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $58,752
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
533 Mckinley Ave	0.00mi	2/1.0	576 (0%)	1mo	$89,000	$155	100
530 Wilson Ave	0.05mi	1/1.0 (-1)	612 (+6%)	16mo	$70,350	$115	69
715 Leonard St	0.64mi	2/1.0	580 (+1%)	8mo	$59,000	$102	62
514 Garnsey St	0.70mi	1/1.0 (-1)	600 (+4%)	12mo	$54,000	$90	46
516 Garnsey St	0.70mi	1/1.0 (-1)	550 (-4%)	12mo	$46,000	$84	45

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-6,364
• Equity at exit: $14,761

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $6,852
• Equity at exit: $8,560

Cash invested: $27,720 (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 45356

• Active inventory: 138
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $977 high
• Mortgage (P&I): −$519
• Tax from tax record: −$59 /mo · $712/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $152

Break-even live

Break-even rent $784

Max offer price $99,000

Occupancy floor 79%

Sensitivity live

Price	-10% $208	-5% $180	+0% $152	+5% $124	+10% $96
Rent	-10% $75	-5% $114	+0% $152	+5% $191	+10% $230
Rate	-1.0pp $202	-0.5pp $178	base $152	+0.5pp $127	+1.0pp $101

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
436 Wood St Unit 3 Piqua, OH	2.0	1.0	720	$1,050	$1.46	45d	1	0.85mi
316 N College St Piqua, OH	2.0	1.0	782	$1,075	$1.37	3d	3	0.90mi
619 S Wayne St Piqua, OH	2.0	1.0	750	$1,050	$1.40	3d	1	0.99mi
519 1/2 Ann St Piqua, OH	1.0	1.0	555	$825	$1.49	3d	1	1.36mi
1103 Nicklin Ave Piqua, OH	1.0	1.0	504	$650	$1.29	3d	1	1.39mi
701 N Wayne St Piqua, OH	1.0	1.0	600	$695	$1.16	3d	1	1.41mi
638 N Main St Piqua, OH	1.0	1.0	600	$850	$1.42	12d	1	1.43mi

Listing history 15 events

1. 2026-05-19
   status Pending
2. 2026-04-27
   status Pending 740-char remark

   Show marketing remark (740 chars)

   SELLING AS-IS. Tenant occupied home BUT there is a plan for the tenant if an owner occupant wishes to purchase. This two bedroom home with a rare attached 2 car garage just had a new roof installed within the last six months. Nice size living room; eat in kitchen with range refrigerator and stackable washer/dryer that convey with the property. One bedroom is accessed through the primary bedroom. Rent agreement is $650/month. Tenant very much desires to stay in the home. Notice of 24 hours required for showings due to Tenant's work schedule and pets. Agent relies on Seller and public information that you may wish to verify. Sellers are offering an Advantage Home Warranty. Bathroom cabinet next to shower will be replaced by closing.

3. 2026-04-27
   historical ActiveUnderContract

   Show marketing remark (740 chars)

   SELLING AS-IS. Tenant occupied home BUT there is a plan for the tenant if an owner occupant wishes to purchase. This two bedroom home with a rare attached 2 car garage just had a new roof installed within the last six months. Nice size living room; eat in kitchen with range refrigerator and stackable washer/dryer that convey with the property. One bedroom is accessed through the primary bedroom. Rent agreement is $650/month. Tenant very much desires to stay in the home. Notice of 24 hours required for showings due to Tenant's work schedule and pets. Agent relies on Seller and public information that you may wish to verify. Sellers are offering an Advantage Home Warranty. Bathroom cabinet next to shower will be replaced by closing.

4. 2026-04-20
   price $99,900 740-char remark

   Show marketing remark (740 chars)

   SELLING AS-IS. Tenant occupied home BUT there is a plan for the tenant if an owner occupant wishes to purchase. This two bedroom home with a rare attached 2 car garage just had a new roof installed within the last six months. Nice size living room; eat in kitchen with range refrigerator and stackable washer/dryer that convey with the property. One bedroom is accessed through the primary bedroom. Rent agreement is $650/month. Tenant very much desires to stay in the home. Notice of 24 hours required for showings due to Tenant's work schedule and pets. Agent relies on Seller and public information that you may wish to verify. Sellers are offering an Advantage Home Warranty. Bathroom cabinet next to shower will be replaced by closing.

5. 2026-04-20
   price $99,000

   Show marketing remark (740 chars)

   SELLING AS-IS. Tenant occupied home BUT there is a plan for the tenant if an owner occupant wishes to purchase. This two bedroom home with a rare attached 2 car garage just had a new roof installed within the last six months. Nice size living room; eat in kitchen with range refrigerator and stackable washer/dryer that convey with the property. One bedroom is accessed through the primary bedroom. Rent agreement is $650/month. Tenant very much desires to stay in the home. Notice of 24 hours required for showings due to Tenant's work schedule and pets. Agent relies on Seller and public information that you may wish to verify. Sellers are offering an Advantage Home Warranty. Bathroom cabinet next to shower will be replaced by closing.

6. 2026-04-10
   listed $109,900 Active

   Show marketing remark (740 chars)

   SELLING AS-IS. Tenant occupied home BUT there is a plan for the tenant if an owner occupant wishes to purchase. This two bedroom home with a rare attached 2 car garage just had a new roof installed within the last six months. Nice size living room; eat in kitchen with range refrigerator and stackable washer/dryer that convey with the property. One bedroom is accessed through the primary bedroom. Rent agreement is $650/month. Tenant very much desires to stay in the home. Notice of 24 hours required for showings due to Tenant's work schedule and pets. Agent relies on Seller and public information that you may wish to verify. Sellers are offering an Advantage Home Warranty. Bathroom cabinet next to shower will be replaced by closing.

7. 2026-04-10
   listed $109,900 Active 740-char remark

   Show marketing remark (740 chars)

   SELLING AS-IS. Tenant occupied home BUT there is a plan for the tenant if an owner occupant wishes to purchase. This two bedroom home with a rare attached 2 car garage just had a new roof installed within the last six months. Nice size living room; eat in kitchen with range refrigerator and stackable washer/dryer that convey with the property. One bedroom is accessed through the primary bedroom. Rent agreement is $650/month. Tenant very much desires to stay in the home. Notice of 24 hours required for showings due to Tenant's work schedule and pets. Agent relies on Seller and public information that you may wish to verify. Sellers are offering an Advantage Home Warranty. Bathroom cabinet next to shower will be replaced by closing.

8. 2008-08-07
   historical
9. 2008-03-03
   historical
10. 2008-02-28
    historical
11. 2008-02-07
    listed $55,900
12. 2008-02-02
    listed $55,900
13. 2006-08-28
    listed $55,900
14. 2000-07-31
    soldstatus $44,000
15. 1994-02-24
    soldstatus $36,000

ⓘ 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: $712 · $59/mo
• Projected year-2 tax: $1,128 · $94/mo
• Expected delta: +$416/yr (+$35/mo · 58.5%)

ⓘ 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: $11,728
• − Mortgage interest: −$5,546
• − Property taxes: −$712
• − Insurance: −$495
• − Repairs & maintenance: −$938
• − Management: −$938
• − Depreciation: −$2,880
• Taxable income: $219
• Est. tax owed @ 24.0%: −$53
• After-tax cash flow: $1,776/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: Piqua City
• NCES district ID: 3904464
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 50% ▼ -7.00%
• Median HH income: $41,751
• Composite: 39.91/100
• National rank: #3855
• State rank: #482 of 656 in OH

Livability — Piqua

• Score: 62/100
• State rank: #887
• US rank: #16830

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Piqua, OH
• County: Miami County · 85,667 people
• City population: 25,237
• Metro: Dayton-Kettering, OH
• Population (ZIP): 25,237
• Household income: $69,188
• Rent vs Own: 29.4% rent · 70.6% own
• Severe rent burden: 748.0

Population outlook (Miami County) Hauer SSP2

• Today (2025): 107,816 people
• By 2030: 108,896 · +1.0%
• By 2040: 109,581 · +1.6%
• By 2050: 108,110 · +0.3%
• By 2075: 101,523 · -5.8%
• By 2100: 85,787 · -20.4%

Race, ethnicity, and origin ACS 2023

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

Political lean MEDSL · Miami

• 2024 margin: Solid R (+45.1) · D 27.0% · R 72.1%
• 2008→2024 swing: -16.6pp toward R · 2008: -28.5pp · 2024: -45.1pp
• All cycles: 2024: R+45.1 2020: R+44.3 2016: R+45.6 2012: R+35.6 2008: R+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -137.96%
• Current HPI: 251.435
• Rent YoY: —
• Metro: Dayton-Kettering, 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

+177.5% since first listed

15 events — show timeline

• 2026-05-19 Pending — Dayton MLS
• 2026-04-27 Pending — WRIST
• 2026-04-27 Contingent — Dayton MLS
• 2026-04-20 Price Changed $99,900 WRIST
• 2026-04-20 Price Changed $99,000 Dayton MLS
• 2026-04-10 Listed $109,900 WRIST
• 2026-04-10 Listed $109,900 Dayton MLS
• 2008-08-07 Listing Removed — WRIST
• 2008-03-03 Listing Removed — WRIST
• 2008-02-28 Listing Removed — WRIST
• 2008-02-07 Listed $55,900 WRIST
• 2008-02-02 Listed $55,900 WRIST
• 2006-08-28 Listed $55,900 WRIST
• 2000-07-31 Sold (Public Records) $44,000 Public Records
• 1994-02-24 Sold (Public Records) $36,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $712 · +24.2% YoY. Source: county tax records.