1918 Oakland Pkwy · Lima, OH 45805

$149,900

4 bd · 1.0 ba · 1,844 sqft · SingleFamily public records · 112 Days on market

Built 1951 6,882 sqft lot $81/sqft · 31% below area Est $170k · 12% under

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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 +23.4/30.0
• ARV discount +12.8/15.0
• DSCR +7.5/10.0
• 1% rule +5.9/10.0
• 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 MLS

Welcome to 1918 Oakland Parkway! This four-bedroom, one-bath home is ideally located on Lima's desirable West side, just minutes from shopping, dining and entertainment. The spacious floor plan features a large living room, four generously sized bedrooms and a partially finished basement offering flexible living or recreation space. Step outside to enjoy the expansive rear deck, perfect for entertaining along with a covered porch off the garage for relaxing in the shade. Don't miss this opportunity to make this home your own! Schedule your private showing today!

Key facts

• Covered porch
• Expansive rear deck
• 6,882 sq ft lot

Tags

• PARTIALLY FINISHED BASEMENT
• EXPANSIVE REAR DECK
• COVERED PORCH

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.

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: 105 active listings in the ZIP; 4 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $75k; list at $150k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.96%
• DSCR: 1.35
• GRM: 7.7

CMA / ARV

• ARV (median comp): $169,809
• List price: $149,900
• Delta: -11.72%
• 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
2057 W High St	0.21mi	3/2.0 (-1)	1,807 (-2%)	4mo	$230,800	$128	74
1541 Oakland Pkwy	0.32mi	4/2.5	1,874 (+2%)	3mo	$142,000	$76	74
2080 University Blvd	0.20mi	3/1.5 (-1)	1,741 (-6%)	6mo	$135,703	$78	70
1700 Lowell Ave	0.51mi	3/1.5 (-1)	1,827 (-1%)	1mo	$205,000	$112	66
2201 W High St	0.35mi	4/2.5	1,978 (+7%)	4mo	$225,000	$114	63
2191 Lakewood Ave	0.67mi	4/1.5	1,804 (-2%)	5mo	$113,000	$63	58
1753 Leland Ave	0.41mi	3/1.5 (-1)	1,668 (-10%)	2mo	$164,900	$99	56
120 S Woodlawn Ave	0.51mi	3/1.5 (-1)	1,954 (+6%)	5mo	$51,500	$26	55
1600 Leland Ave	0.46mi	3/2.0 (-1)	1,684 (-9%)	1mo	$190,900	$113	55
234 S Westwood Dr	0.33mi	4/2.5	2,112 (+14%)	6mo	$205,000	$97	49
308 S Judkins Ave	0.56mi	3/2.0 (-1)	1,617 (-12%)	1mo	$148,000	$92	43
1206 Rice Ave	0.75mi	3/1.0 (-1)	1,643 (-11%)	4mo	$144,000	$88	39

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-6,555
• Equity at exit: $22,351

10-year hold

• IRR: 5.5%
• Equity multiple: 1.41×
• Total profit: $17,152
• Equity at exit: $12,961

Cash invested: $41,972 (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 45805

• Active inventory: 105
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,629 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$160 /mo · $1,924/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $278

Break-even live

Break-even rent $1,277

Max offer price $149,900

Occupancy floor 78%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 N Kenilworth Ave Lima, OH	3.0	1.0	1352	$1,795	$1.33	43d	1	0.60mi
420 N Baxter St Lima, OH	3.0	2.0	1386	$1,200	$0.87	43d	1	1.29mi
555 Haller St Lima, OH	3.0	2.0	1953	$1,700	$0.87	43d	1	1.37mi
228 Nye St Lima, OH	4.0	2.0	1686	$675	$0.40	43d	1	1.40mi

Listing history 12 events

1. 2026-06-02
   days on market $149,900 Active 112 DOM
2. 2026-06-01
   days on market $149,900 Active 111 DOM
3. 2026-05-31
   days on market $149,900 Active 110 DOM
4. 2026-05-31
   days on market $149,900 Active 109 DOM
5. 2026-03-31
   status Active 568-char remark

   Show marketing remark (568 chars)

   Welcome to 1918 Oakland Parkway! This four-bedroom, one-bath home is ideally located on Lima's desirable West side, just minutes from shopping, dining and entertainment. The spacious floor plan features a large living room, four generously sized bedrooms and a partially finished basement offering flexible living or recreation space. Step outside to enjoy the expansive rear deck, perfect for entertaining along with a covered porch off the garage for relaxing in the shade. Don't miss this opportunity to make this home your own! Schedule your private showing today!

6. 2026-02-27
   status Pending 568-char remark

   Show marketing remark (568 chars)

   Welcome to 1918 Oakland Parkway! This four-bedroom, one-bath home is ideally located on Lima's desirable West side, just minutes from shopping, dining and entertainment. The spacious floor plan features a large living room, four generously sized bedrooms and a partially finished basement offering flexible living or recreation space. Step outside to enjoy the expansive rear deck, perfect for entertaining along with a covered porch off the garage for relaxing in the shade. Don't miss this opportunity to make this home your own! Schedule your private showing today!

7. 2026-01-30
   price $149,900 568-char remark

   Show marketing remark (568 chars)

   Welcome to 1918 Oakland Parkway! This four-bedroom, one-bath home is ideally located on Lima's desirable West side, just minutes from shopping, dining and entertainment. The spacious floor plan features a large living room, four generously sized bedrooms and a partially finished basement offering flexible living or recreation space. Step outside to enjoy the expansive rear deck, perfect for entertaining along with a covered porch off the garage for relaxing in the shade. Don't miss this opportunity to make this home your own! Schedule your private showing today!

8. 2026-01-09
   listed $154,900 Active 568-char remark

   Show marketing remark (568 chars)

   Welcome to 1918 Oakland Parkway! This four-bedroom, one-bath home is ideally located on Lima's desirable West side, just minutes from shopping, dining and entertainment. The spacious floor plan features a large living room, four generously sized bedrooms and a partially finished basement offering flexible living or recreation space. Step outside to enjoy the expansive rear deck, perfect for entertaining along with a covered porch off the garage for relaxing in the shade. Don't miss this opportunity to make this home your own! Schedule your private showing today!

9. 2010-02-18
   soldstatus $75,000
10. 2007-04-02
    soldstatus $79,500
11. 1999-02-11
    soldstatus $62,000
12. 1996-05-31
    soldstatus $57,000

ⓘ 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: $1,924 · $160/mo
• Projected year-2 tax: $2,131 · $178/mo
• Expected delta: +$207/yr (+$17/mo · 10.8%)

ⓘ 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: $19,552
• − Mortgage interest: −$8,397
• − Property taxes: −$1,924
• − Insurance: −$750
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$4,361
• Taxable income: $993
• Est. tax owed @ 24.0%: −$238
• After-tax cash flow: $3,102/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 · 98,169 people
• City population: 21,739
• Metro: Lima, OH
• Population (ZIP): 24,746
• Household income: $65,954
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 8.0

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 (74%)
• Race & ethnicity: White 74% Black 15% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 2% Slovak 2% Romanian 2%
• Foreign-born: 2% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 1% Vietnamese 1%

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: ▼ -156.78%
• Current HPI: 210.6397
• 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

+163.0% since first listed

8 events — show timeline

• 2026-03-31 Relisted — WCARE
• 2026-02-27 Pending — WCARE
• 2026-01-30 Price Changed $149,900 WCARE
• 2026-01-09 Listed $154,900 WCARE
• 2010-02-18 Sold (Public Records) $75,000 Public Records
• 2007-04-02 Sold (Public Records) $79,500 Public Records
• 1999-02-11 Sold (Public Records) $62,000 Public Records
• 1996-05-31 Sold (Public Records) $57,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,924 · +24.9% YoY. Source: county tax records.