11968 Arling Rd · Kettlersville, OH 45302

$75,000

3 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 328 Days on market

Built 1986 7,492 sqft lot $55/sqft · 66% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.8/10.0
• ARV discount +7.5/15.0
• 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

Come check out this lovely 4 bedroom 2 full bathroom country home that has an additional parcels ocated at 460804327001 and 46-0804327.005 that has a storage shed! This home does need some work but the right buyer will bring their vision in and truly make it their own! You set back on a no outlet street which makes this 0.658 acres home so peaceful and quiet for a taste of country living. The inside needs some work but there is so much potential to truly make this home anything you want it to be! Newer water softner and aeration pump 2022. Schedule your showing before its gone!

Key facts

• 7,492 sq ft lot
• Built 1986
• Listed 328 days

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 $765 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#861 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: amenities F, commute F, health & safety F.
• Fort Loramie Local (town): math 94% / reading 88% proficiency, ranked #9 of 656 in OH (top 1%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Market conditions: 11 active listings in the ZIP; solid renter incomes; 337 units permitted in Shelby County in 2024 (216 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Shelby County population projected at -18% 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 328 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y ago; this cycle's ask has dropped $90k (55%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 328 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 2.22% ✓
• Cap rate: 18.53%
• Cash-on-cash: 43.71%
• DSCR: 2.94
• GRM: 3.8

CMA / ARV

• ARV (median comp): $221,594
• List price: $75,000
• Delta: -66.15%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 40.6%
• Equity multiple: 2.74×
• Total profit: $36,613
• Equity at exit: $11,183

10-year hold

• IRR: 46.9%
• Equity multiple: 5.51×
• Total profit: $94,803
• Equity at exit: $6,485

Cash invested: $21,000 (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 45302

• Home prices YoY: -7.0%
• Active inventory: 11
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,666 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$127 /mo · $1,522/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $765

Break-even live

Break-even rent $698

Max offer price $75,000

Occupancy floor 49%

Sensitivity live

Price	-10% $807	-5% $786	+0% $765	+5% $744	+10% $723
Rent	-10% $633	-5% $699	+0% $765	+5% $831	+10% $897
Rate	-1.0pp $803	-0.5pp $784	base $765	+0.5pp $746	+1.0pp $726

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 44 events

1. 2026-06-21
   days on market $75,000 Active 328 DOM
2. 2026-06-18
   days on market $75,000 Active 326 DOM
3. 2026-06-17
   days on market $75,000 Active 325 DOM
4. 2026-06-16
   days on market $75,000 Active 324 DOM
5. 2026-06-15
   days on market $75,000 Active 323 DOM
6. 2026-06-13
   days on market $75,000 Active 321 DOM
7. 2026-06-12
   days on market $75,000 Active 320 DOM
8. 2026-06-09
   days on market $75,000 Active 317 DOM
9. 2026-06-08
   days on market $75,000 Active 316 DOM
10. 2026-06-08
    remarks 630-char remark
11. 2026-06-08
    days on market $75,000 Active 315 DOM
12. 2026-06-04
    days on market $75,000 Active 311 DOM
13. 2026-06-02
    days on market $75,000 Active 310 DOM
14. 2026-06-01
    days on market $75,000 Active 309 DOM
15. 2026-05-31
    days on market $75,000 Active 308 DOM
16. 2025-11-06
    price $75,000 584-char remark

    Show marketing remark (584 chars)

    Come check out this lovely 4 bedroom 2 full bathroom country home that has an additional parcels ocated at 460804327001 and 46-0804327.005 that has a storage shed! This home does need some work but the right buyer will bring their vision in and truly make it their own! You set back on a no outlet street which makes this 0.658 acres home so peaceful and quiet for a taste of country living. The inside needs some work but there is so much potential to truly make this home anything you want it to be! Newer water softner and aeration pump 2022. Schedule your showing before its gone!

17. 2025-10-14
    price $99,000 584-char remark

    Show marketing remark (584 chars)

    Come check out this lovely 4 bedroom 2 full bathroom country home that has an additional parcels ocated at 460804327001 and 46-0804327.005 that has a storage shed! This home does need some work but the right buyer will bring their vision in and truly make it their own! You set back on a no outlet street which makes this 0.658 acres home so peaceful and quiet for a taste of country living. The inside needs some work but there is so much potential to truly make this home anything you want it to be! Newer water softner and aeration pump 2022. Schedule your showing before its gone!

18. 2025-10-02
    price $109,000 584-char remark

    Show marketing remark (584 chars)

    Come check out this lovely 4 bedroom 2 full bathroom country home that has an additional parcels ocated at 460804327001 and 46-0804327.005 that has a storage shed! This home does need some work but the right buyer will bring their vision in and truly make it their own! You set back on a no outlet street which makes this 0.658 acres home so peaceful and quiet for a taste of country living. The inside needs some work but there is so much potential to truly make this home anything you want it to be! Newer water softner and aeration pump 2022. Schedule your showing before its gone!

19. 2025-09-22
    price $129,000 584-char remark

    Show marketing remark (584 chars)

    Come check out this lovely 4 bedroom 2 full bathroom country home that has an additional parcels ocated at 460804327001 and 46-0804327.005 that has a storage shed! This home does need some work but the right buyer will bring their vision in and truly make it their own! You set back on a no outlet street which makes this 0.658 acres home so peaceful and quiet for a taste of country living. The inside needs some work but there is so much potential to truly make this home anything you want it to be! Newer water softner and aeration pump 2022. Schedule your showing before its gone!

20. 2025-09-06
    price $139,000 584-char remark

    Show marketing remark (584 chars)

    Come check out this lovely 4 bedroom 2 full bathroom country home that has an additional parcels ocated at 460804327001 and 46-0804327.005 that has a storage shed! This home does need some work but the right buyer will bring their vision in and truly make it their own! You set back on a no outlet street which makes this 0.658 acres home so peaceful and quiet for a taste of country living. The inside needs some work but there is so much potential to truly make this home anything you want it to be! Newer water softner and aeration pump 2022. Schedule your showing before its gone!

21. 2025-08-25
    price $146,500 584-char remark

    Show marketing remark (584 chars)

    Come check out this lovely 4 bedroom 2 full bathroom country home that has an additional parcels ocated at 460804327001 and 46-0804327.005 that has a storage shed! This home does need some work but the right buyer will bring their vision in and truly make it their own! You set back on a no outlet street which makes this 0.658 acres home so peaceful and quiet for a taste of country living. The inside needs some work but there is so much potential to truly make this home anything you want it to be! Newer water softner and aeration pump 2022. Schedule your showing before its gone!

22. 2025-08-13
    price $152,000 584-char remark

    Show marketing remark (584 chars)

    Come check out this lovely 4 bedroom 2 full bathroom country home that has an additional parcels ocated at 460804327001 and 46-0804327.005 that has a storage shed! This home does need some work but the right buyer will bring their vision in and truly make it their own! You set back on a no outlet street which makes this 0.658 acres home so peaceful and quiet for a taste of country living. The inside needs some work but there is so much potential to truly make this home anything you want it to be! Newer water softner and aeration pump 2022. Schedule your showing before its gone!

23. 2025-07-31
    price $158,000 584-char remark

    Show marketing remark (584 chars)

    Come check out this lovely 4 bedroom 2 full bathroom country home that has an additional parcels ocated at 460804327001 and 46-0804327.005 that has a storage shed! This home does need some work but the right buyer will bring their vision in and truly make it their own! You set back on a no outlet street which makes this 0.658 acres home so peaceful and quiet for a taste of country living. The inside needs some work but there is so much potential to truly make this home anything you want it to be! Newer water softner and aeration pump 2022. Schedule your showing before its gone!

24. 2025-07-27
    listed $165,000 Active 584-char remark

    Show marketing remark (584 chars)

    Come check out this lovely 4 bedroom 2 full bathroom country home that has an additional parcels ocated at 460804327001 and 46-0804327.005 that has a storage shed! This home does need some work but the right buyer will bring their vision in and truly make it their own! You set back on a no outlet street which makes this 0.658 acres home so peaceful and quiet for a taste of country living. The inside needs some work but there is so much potential to truly make this home anything you want it to be! Newer water softner and aeration pump 2022. Schedule your showing before its gone!

25. 2021-09-08
    soldstatus $149,000 Closed 611-char remark

    Show marketing remark (611 chars)

    Welcome to quiet and peaceful country living with this nice ranch home on just under an acre located in St. Patrick's. Open floor plan with split bedrooms. Master and master bathroom on one end and other 3 on other end. One of those is a sunken room off of the bathroom and would make a great toy room or office. New carpeting in 2 of the bedrooms and newer carpet in rest of house. Plenty of room outside to enjoy all those summer evenings around the firepit and play on this property as it contains 3 lots. So close to Lake Loramie to enjoy a day of fishing, camping and boating. This is a must see property!

26. 2021-07-30
    historical 611-char remark

    Show marketing remark (611 chars)

    Welcome to quiet and peaceful country living with this nice ranch home on just under an acre located in St. Patrick's. Open floor plan with split bedrooms. Master and master bathroom on one end and other 3 on other end. One of those is a sunken room off of the bathroom and would make a great toy room or office. New carpeting in 2 of the bedrooms and newer carpet in rest of house. Plenty of room outside to enjoy all those summer evenings around the firepit and play on this property as it contains 3 lots. So close to Lake Loramie to enjoy a day of fishing, camping and boating. This is a must see property!

27. 2021-05-18
    listed $149,000 611-char remark

    Show marketing remark (611 chars)

    Welcome to quiet and peaceful country living with this nice ranch home on just under an acre located in St. Patrick's. Open floor plan with split bedrooms. Master and master bathroom on one end and other 3 on other end. One of those is a sunken room off of the bathroom and would make a great toy room or office. New carpeting in 2 of the bedrooms and newer carpet in rest of house. Plenty of room outside to enjoy all those summer evenings around the firepit and play on this property as it contains 3 lots. So close to Lake Loramie to enjoy a day of fishing, camping and boating. This is a must see property!

28. 2017-08-31
    soldstatus $107,500
29. 2017-03-31
    listed $107,500
30. 2014-02-12
    historical
31. 2013-02-12
    listed $99,900
32. 2008-06-12
    soldstatus $84,250
33. 2008-06-12
    soldstatus $84,250
34. 2008-02-11
    listed $87,500
35. 2007-08-31
    soldstatus $45,000
36. 2007-08-30
    soldstatus $45,000
37. 2007-08-29
    historical
38. 2007-08-28
    listed $57,800
39. 2007-06-25
    historical
40. 2007-02-23
    historical
41. 2007-02-21
    listed $71,250
42. 2006-12-21
    soldstatus $60,000
43. 2006-12-15
    listed $57,800
44. 2006-11-22
    listed $75,000

ⓘ 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: $1,522 · $127/mo
• Projected year-2 tax: $1,522 · $127/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,996
• − Mortgage interest: −$4,201
• − Property taxes: −$1,522
• − Insurance: −$375
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − Depreciation: −$2,182
• Taxable income: $8,516
• Est. tax owed @ 24.0%: −$2,044
• After-tax cash flow: $7,136/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: Fort Loramie Local
• NCES district ID: 3904978
• Math proficiency: 94% ▲ 3.00%
• Reading proficiency: 88% ▲ 2.00%
• Median HH income: $62,492
• Composite: 78.01/100
• National rank: #88
• State rank: #9 of 656 in OH

Livability — Kettlersville

• Score: 62/100
• State rank: #861
• US rank: #16291

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Shelby · 44,840 people
• City population: 82
• Population (ZIP): 4,369
• Household income: $88,961
• Rent vs Own: 22.2% rent · 77.8% own
• Severe rent burden: 2.5

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 47,264 people
• By 2030: 45,935 · -2.8%
• By 2040: 42,786 · -9.5%
• By 2050: 38,981 · -17.5%
• By 2075: 30,225 · -36.1%
• By 2100: 21,273 · -55.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 2% Romanian 2% Serbian 1%
• Foreign-born: 2% · Canada

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+64.8) · D 17.2% · R 82.0%
• 2008→2024 swing: -28.5pp toward R · 2008: -36.4pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.2 2016: R+60.6 2012: R+46.0 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -21.17%
• Current HPI: 283.4178
• 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

+0.0% since first listed

29 events — show timeline

• 2025-11-06 Price Changed $75,000 Dayton MLS
• 2025-10-14 Price Changed $99,000 Dayton MLS
• 2025-10-02 Price Changed $109,000 Dayton MLS
• 2025-09-22 Price Changed $129,000 Dayton MLS
• 2025-09-06 Price Changed $139,000 Dayton MLS
• 2025-08-25 Price Changed $146,500 Dayton MLS
• 2025-08-13 Price Changed $152,000 Dayton MLS
• 2025-07-31 Price Changed $158,000 Dayton MLS
• 2025-07-27 Listed $165,000 Dayton MLS
• 2021-09-08 Sold (MLS) $149,000 WRIST
• 2021-07-30 Listing Removed — WRIST
• 2021-05-18 Listed $149,000 WRIST
• 2017-08-31 Sold (Public Records) $107,500 Public Records
• 2017-03-31 Listed $107,500 WRIST
• 2014-02-12 Listing Removed — WRIST
• 2013-02-12 Listed $99,900 WRIST
• 2008-06-12 Sold (Public Records) $84,250 Public Records
• 2008-06-12 Sold (MLS) $84,250 WRIST
• 2008-02-11 Listed $87,500 WRIST
• 2007-08-31 Sold (Public Records) $45,000 Public Records
• 2007-08-30 Sold (MLS) $45,000 WRIST
• 2007-08-29 Listing Removed — WRIST
• 2007-08-28 Listed $57,800 WRIST
• 2007-06-25 Listing Removed — WRIST
• 2007-02-23 Listing Removed — WRIST
• 2007-02-21 Listed $71,250 WRIST
• 2006-12-21 Sold (Public Records) $60,000 Public Records
• 2006-12-15 Listed $57,800 WRIST
• 2006-11-22 Listed $75,000 WRIST

Property tax history

+2.5%/yr

Latest (2025): $1,522 · -2.9% YoY. Source: county tax records.