64922 Commercial St · Hamden, OH 45634

$49,900

4 bd · 1.0 ba · 1,355 sqft · SingleFamily public records · 11 Days on market

Built 1950 0.28 ac lot

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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
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located at 64922 Commercial St in Hamden, Ohio, this property offers a four bedroom, one bathroom house and a 960 sq ft detached garage. This one story floor plan is ready for a new owner to put their creative mind to. Make this one what you want it. The oversized garage gives you plenty of storage for cars and toys! The yard is mostly flat and partially fenced. Property being sold in as-is condition and this property will not qualify for FHA, USDA, VA, special financing. Great offering price on this one!

Key facts

• 0.28 acre lot
• 4 garage spots
• Built 1950

Property features AI

Exterior

• Parking: Four total parking spaces; Four covered spaces; Detached gravel parking/garage; Has open parking
• Utilities: Water source: Other; Sewer: Other
• Home design: Single-family residence; One story; Residential property
• Construction: Vinyl siding; Built with a crawl space foundation
• Exterior features: Covered patio/porch; Metal roof

Interior

• Bedrooms: Five bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Has heating (type: Other); No cooling
• Interior features: Carpet and laminate flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).

Location & tenants

• Location reads 62/100 on livability (#893 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, crime D-, amenities F.
• Vinton County Local (rural): math 45% / reading 48% proficiency, ranked #495 of 656 in OH (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Vinton County Middle School (math 37% / reading 42%, grade F, #519 of 654 statewide, top 80%, 403 students, 0% FRL); Vinton County High School (math 27% / reading 47%, grade F, #564 of 781 statewide, top 74%, 547 students, 0% FRL) — zoned schools average 0% FRL vs 60% district-wide (60 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 16 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($345 loan paydown + $2k appreciation (3.0% local appreciation)).
• Vinton County population projected at -22% 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $25k; list at $50k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,900

Questions for the listing agent

1. Built in 1950 — 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. Crime grade is D 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?
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: 2.48% ✓
• Cap rate: 21.48%
• Cash-on-cash: 54.24%
• DSCR: 3.41
• GRM: 3.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 59.3%
• Equity multiple: 4.32×
• Total profit: $46,322
• Equity at exit: $22,507

10-year hold

• IRR: 58.8%
• Equity multiple: 8.76×
• Total profit: $108,478
• Equity at exit: $34,741

Cash invested: $13,972 (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 45634

• Home prices YoY: 2.1%
• Active inventory: 16
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$63 /mo · $753/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $632

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 44%

Sensitivity live

Price	-10% $660	-5% $646	+0% $632	+5% $617	+10% $603
Rent	-10% $534	-5% $583	+0% $632	+5% $680	+10% $729
Rate	-1.0pp $657	-0.5pp $644	base $632	+0.5pp $619	+1.0pp $605

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $49,900 Active 11 DOM
2. 2026-06-18
   days on market $49,900 Active 9 DOM
3. 2026-06-17
   days on market $49,900 Active 8 DOM
4. 2026-06-16
   days on market $49,900 Active 7 DOM
5. 2026-06-15
   days on market $49,900 Active 6 DOM
6. 2026-06-13
   days on market $49,900 Active 4 DOM
7. 2026-06-12
   days on market $49,900 Active 3 DOM
8. 2026-06-09
   remarks 510-char remark
9. 2026-06-09
   listed $49,900 Active 1 DOM

ⓘ 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: $753 · $63/mo
• Projected year-2 tax: $766 · $64/mo
• Expected delta: +$13/yr (+$1/mo · 1.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,838
• − Mortgage interest: −$2,795
• − Property taxes: −$753
• − Insurance: −$250
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$1,452
• Taxable income: $7,214
• Est. tax owed @ 24.0%: −$1,731
• After-tax cash flow: $5,848/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: Vinton County Local
• NCES district ID: 3905039
• Math proficiency: 45% ▼ -15.00%
• Reading proficiency: 48% ▼ -14.00%
• Median HH income: $37,809
• Composite: 38.71/100
• National rank: #4139
• State rank: #495 of 656 in OH

Livability — Hamden

• Score: 62/100
• State rank: #893
• US rank: #16927

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Vinton · 12,723 people
• Population (ZIP): 1,562
• Household income: $52,879
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 10.1

Population outlook (Vinton County) Hauer SSP2

• Today (2025): 12,330 people
• By 2030: 11,849 · -3.9%
• By 2040: 10,752 · -12.8%
• By 2050: 9,625 · -21.9%
• By 2075: 7,265 · -41.1%
• By 2100: 5,520 · -55.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Portuguese 2% Slovak 2% Scandinavian 2%
• Foreign-born: 2%

Political lean MEDSL · Vinton

• 2024 margin: Solid R (+58.6) · D 20.4% · R 79.0%
• 2008→2024 swing: -48.7pp toward R · 2008: -9.9pp · 2024: -58.6pp
• All cycles: 2024: R+58.6 2020: R+54.8 2016: R+45.7 2012: R+7.8 2008: R+9.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.02%
• Current HPI: 145.8483
• 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

+102.3% since first listed

2 events — show timeline

• 2026-06-09 Listed $49,900 SVAR
• 2026-03-11 Sold (Public Records) $24,666 Public Records

Property tax history

+5.6%/yr

Latest (2025): $753 · -0.3% YoY. Source: county tax records.