84 Fulton St · Wilmington, OH 45177

$249,000

2 bd · 1.5 ba · 1,806 sqft · SingleFamily public records · 12 Days on market

Built 1952 5,759 sqft lot Est $273k · 9% under

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Why this score? — see what drove the D+ 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 +13.8/30.0
• ARV discount +11.4/15.0
• DSCR +4.2/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming updated home with huge Garage in Wilmington, conveniently located near downtown! This move-in ready 3-bedroom, 2 full bath residence offers easy access to historic downtown Wilmington's shops, restaurants, Murphy Theatre, and amenities. Features include an updated kitchen & bathrooms, fresh paint throughout, new carpet in the bedrooms, and new luxury vinyl plank (LVP) flooring. Recent 2026 upgrades include a new HVAC system, new water heater, and updated electrical panels for both the house and garage ensuring peace of mind and efficiency. The spacious detached 2-car garage provides excellent storage and workspace. Perfect for first-time buyers, families, or investors seeking

Key facts

• New water heater
• Updated bathrooms
• Updated kitchen

Tags

• UPDATED KITCHEN
• UPDATED BATHROOMS
• NEW HVAC SYSTEM
• NEW WATER HEATER
• UPDATED ELECTRICAL PANELS
• DETACHED 2-CAR GARAGE

Property features AI

Finance

• Other: Residential zoning; Access via city street
• HOA & community: No homeowners association

Exterior

• Parking: Oversized detached garage (heated); Detached carport; Driveway; Two garage spaces
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; Two levels; Stone foundation; Attic storage; 220-volt service
• Construction: Built with vinyl siding; Stone foundation
• Exterior features: Shingle roof; Vinyl siding; Vinyl windows; Lot smaller than 0.5 acre

Interior

• Kitchen: Pantry; Dishwasher; Microwave; Oven/Range; Refrigerator
• Bedrooms: Three bedrooms total; Primary bedroom on second floor (16 x 13); Second bedroom on second floor (14 x 13); Third bedroom on first floor (12 x 12)
• Bathrooms: Two full bathrooms (one on first floor, one on second floor)
• Heating & cooling: Forced air gas heating; Central air conditioning; Gas water heating
• Interior features: Multi-panel doors; Unfinished basement with glass block window
• Laundry & utility: First-floor laundry room (10 x 8)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $24 ($294/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 $198k (20.6% below list).
• Recommended offer: $198k (20.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#202 in OH, #3,127 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities D, commute F.
• Wilmington City (town): math 42% / reading 51% proficiency, ranked #492 of 656 in OH (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 107 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 119 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($70k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Clinton County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $197,596 (20.6% below list)

Questions for the listing agent

1. Built in 1952 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.42%
• DSCR: 1.02
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $272,706
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 N Spring St	0.13mi	3/2.0 (+1)	1,864 (+3%)	10mo	$188,000	$101	73
346 Virginia Cir	0.37mi	3/3.0 (+1)	1,888 (+4%)	1mo	$295,000	$156	63
440 N Lincoln St	0.27mi	3/2.0 (+1)	2,009 (+11%)	1mo	$255,000	$127	61
231 Thorne Ave	0.46mi	3/2.5 (+1)	1,677 (-7%)	1mo	$255,700	$152	56
978 N South St	0.46mi	3/2.5 (+1)	1,657 (-8%)	3mo	$250,000	$151	54
966 N South St	0.46mi	3/2.5 (+1)	1,657 (-8%)	3mo	$250,000	$151	54
996 N South St	0.46mi	3/2.5 (+1)	1,657 (-8%)	3mo	$250,000	$151	54
107 Columbus St	0.34mi	3/2.0 (+1)	1,600 (-11%)	9mo	$241,500	$151	51
163 W Truesdell St	0.74mi	3/2.0 (+1)	1,842 (+2%)	8mo	$260,000	$141	49
719 Hiatt Ave	0.69mi	3/2.0 (+1)	1,746 (-3%)	8mo	$225,000	$129	48
66 Kentucky Ave	0.48mi	3/2.5 (+1)	1,657 (-8%)	10mo	$324,900	$196	46
7 E Kentucky Ave	0.53mi	3/2.5 (+1)	1,657 (-8%)	10mo	$327,865	$198	44

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: -15.7%
• Equity multiple: 0.44×
• Total profit: $-38,873
• Equity at exit: $37,127

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-32,181
• Equity at exit: $21,529

Cash invested: $69,720 (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 45177

• Active inventory: 107
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,976 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$127 /mo · $1,524/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $24

Break-even live

Break-even rent $1,945

Max offer price $249,000

Occupancy floor 94%

Sensitivity live

Price	-10% $165	-5% $95	+0% $24	+5% $-46	+10% $-116
Rent	-10% $-132	-5% $-54	+0% $24	+5% $103	+10% $181
Rate	-1.0pp $150	-0.5pp $88	base $24	+0.5pp $-40	+1.0pp $-106

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
978 N South St Wilmington, OH	3.0	2.5	1657	$2,200	$1.33	3d	1	0.47mi
996 N South St Wilmington, OH	3.0	2.5	1657	$2,300	$1.39	44d	1	0.47mi
643 Rombach Ave #2 Wilmington, OH	1.0	1.0	2352	$895	$0.38	19d	1	0.77mi

Listing history 10 events

1. 2026-06-18
   days on market $249,000 Active 12 DOM
2. 2026-06-17
   days on market $249,000 Active 11 DOM
3. 2026-06-16
   days on market $249,000 Active 10 DOM
4. 2026-06-15
   days on market $249,000 Active 9 DOM
5. 2026-06-14
   days on market $249,000 Active 7 DOM
6. 2026-06-10
   days on market $249,000 Active 4 DOM
7. 2026-06-09
   days on market $249,000 Active 3 DOM
8. 2026-06-08
   days on market $249,000 Active 2 DOM
9. 2026-06-07
   remarks 695-char remark
10. 2026-06-07
    listed $249,000 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: $1,524 · $127/mo
• Projected year-2 tax: $2,704 · $225/mo
• Expected delta: +$1,180/yr (+$98/mo · 77.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $23,712
• − Mortgage interest: −$13,948
• − Property taxes: −$1,524
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − Depreciation: −$7,244
• Taxable loss: −$4,043
• Est. tax savings @ 24.0%: +$970
• After-tax cash flow: $1,264/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: Wilmington City
• NCES district ID: 3904511
• Math proficiency: 42% ▼ -16.00%
• Reading proficiency: 51% ▼ -6.00%
• Median HH income: $43,201
• Composite: 39.2/100
• National rank: #4020
• State rank: #492 of 656 in OH

Livability — Wilmington

• Score: 77/100
• State rank: #202
• US rank: #3127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilmington, OH
• County: Clinton · 46,911 people
• Population (ZIP): 22,442
• Household income: $70,483
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 9.5

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 41,352 people
• By 2030: 40,831 · -1.3%
• By 2040: 39,049 · -5.6%
• By 2050: 36,408 · -12.0%
• By 2075: 29,652 · -28.3%
• By 2100: 20,736 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 3% Black 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+54.6) · D 22.3% · R 76.9%
• 2008→2024 swing: -24.3pp toward R · 2008: -30.3pp · 2024: -54.6pp
• All cycles: 2024: R+54.6 2020: R+52.6 2016: R+52.6 2012: R+35.2 2008: R+30.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.35%
• Current HPI: 238.9182
• 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

1 event — show timeline

• 2026-06-06 Listed $249,000 Cincy MLS

Property tax history

+4.4%/yr

Latest (2025): $1,524 · -4.1% YoY. Source: county tax records.