333 S Main St · Arlington, OH 45814

$113,900

4 bd · 1.0 ba · 1,680 sqft · SingleFamily public records · 14 Days on market

Built 1927 7,405 sqft lot Est $190k · 40% 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 +19.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +6.0/10.0
• Schools +5.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained home across from Arlington School. Large front porch for relaxation. Three bedrooms upstairs and fourth is on main floor but doesn't have a closet. Would make great office, den or computer room. Some hardwood floors with area rugs. Wood burner can heat entire house. Some updates include: roof, vinyl siding, HWH, window screens. Lots of space in full basement for storage or play area. Back yard has privacy fence and two car detached garage.

Key facts

• Enclosed back porch
• Large sitting porch
• 7,405 sq ft lot

Tags

• DETACHED 2 CAR GARAGE
• LARGE SITTING PORCH
• ENCLOSED BACK PORCH
• LARGE FENCED IN BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).

Location & tenants

• Location reads 81/100 on livability (#106 in OH, #1,599 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Arlington Local (rural): math 66% / reading 65% proficiency, ranked #191 of 656 in OH (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Arlington Local Elementary School (math 67% / reading 72%, grade A-, #391 of 1,584 statewide, top 27%, 327 students, 0% FRL); Arlington Local High School (math 62% / reading 52%, grade C, #275 of 781 statewide, top 37%, 242 students, 44% FRL).
• Market conditions: 8 active listings in the ZIP; solid renter incomes; 257 units permitted in Hancock County in 2024 (150 in 5+ unit buildings).
• This rent is only 17% of the median local income ($86k/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 $787 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Hancock County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 12y ago 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.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,900

Questions for the listing agent

1. Built in 1927 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.10% ✓
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $189,840
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Waterloo Dr	0.30mi	3/1.0 (-1)	1,573 (-6%)	9mo	$155,000	$99	63
107 N Main St	0.31mi	3/2.0 (-1)	1,684 (+0%)	20mo	$115,000	$68	59
309 Alisa Ln	0.36mi	3/2.5 (-1)	1,595 (-5%)	6mo	$229,000	$144	58
423 E Main Cross St	0.30mi	4/2.0	1,806 (+8%)	14mo	$195,000	$108	58
325 E Liberty St	0.31mi	4/1.0	1,533 (-9%)	19mo	$173,000	$113	55
301 E Liberty St	0.29mi	5/3.0 (+1)	1,817 (+8%)	10mo	$222,500	$122	51
125 E Sumner St	0.09mi	3/2.0 (-1)	1,447 (-14%)	23mo	$181,000	$125	44
430 Cedar Ln	0.28mi	3/3.0 (-1)	1,904 (+13%)	9mo	$260,000	$137	44
120 E Nicholas St	0.66mi	3/2.0 (-1)	1,768 (+5%)	11mo	$178,900	$101	42

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-9,641
• Equity at exit: $16,983

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $3,121
• Equity at exit: $9,848

Cash invested: $31,892 (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 45814

• Home prices YoY: -17.4%
• Active inventory: 8
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,253 medium
• Mortgage (P&I): −$597
• Tax from tax record: −$207 /mo · $2,489/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $137

Break-even live

Break-even rent $1,079

Max offer price $113,900

Occupancy floor 84%

Sensitivity live

Price	-10% $202	-5% $170	+0% $137	+5% $105	+10% $73
Rent	-10% $39	-5% $88	+0% $137	+5% $187	+10% $236
Rate	-1.0pp $195	-0.5pp $166	base $137	+0.5pp $108	+1.0pp $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: $28,475
• Closing costs: $3,417
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-04-27
   status Pending
2. 2026-04-12
   listed $113,900 Active
3. 2025-10-14
   price $155,000 459-char remark

   Show marketing remark (459 chars)

   Well maintained home across from Arlington School. Large front porch for relaxation. Three bedrooms upstairs and fourth is on main floor but doesn't have a closet. Would make great office, den or computer room. Some hardwood floors with area rugs. Wood burner can heat entire house. Some updates include: roof, vinyl siding, HWH, window screens. Lots of space in full basement for storage or play area. Back yard has privacy fence and two car detached garage.

4. 2022-02-22
   soldstatus $155,000
5. 2022-02-17
   soldstatus $155,000 Closed 459-char remark

   Show marketing remark (459 chars)

   Well maintained home across from Arlington School. Large front porch for relaxation. Three bedrooms upstairs and fourth is on main floor but doesn't have a closet. Would make great office, den or computer room. Some hardwood floors with area rugs. Wood burner can heat entire house. Some updates include: roof, vinyl siding, HWH, window screens. Lots of space in full basement for storage or play area. Back yard has privacy fence and two car detached garage.

6. 2022-01-14
   historical Contingent 459-char remark

   Show marketing remark (459 chars)

   Well maintained home across from Arlington School. Large front porch for relaxation. Three bedrooms upstairs and fourth is on main floor but doesn't have a closet. Would make great office, den or computer room. Some hardwood floors with area rugs. Wood burner can heat entire house. Some updates include: roof, vinyl siding, HWH, window screens. Lots of space in full basement for storage or play area. Back yard has privacy fence and two car detached garage.

7. 2021-11-15
   listed $159,900 Active 459-char remark

   Show marketing remark (459 chars)

   Well maintained home across from Arlington School. Large front porch for relaxation. Three bedrooms upstairs and fourth is on main floor but doesn't have a closet. Would make great office, den or computer room. Some hardwood floors with area rugs. Wood burner can heat entire house. Some updates include: roof, vinyl siding, HWH, window screens. Lots of space in full basement for storage or play area. Back yard has privacy fence and two car detached garage.

8. 2015-07-23
   historical
9. 2015-07-23
   historical
10. 2015-05-22
    listed $79,900
11. 2015-05-22
    listed $79,900
12. 2014-06-30
    listed $74,900
13. 2014-06-30
    historical
14. 2014-06-30
    historical
15. 2014-06-30
    listed $74,900
16. 1996-05-24
    soldstatus $70,000
17. 1992-07-01
    soldstatus $38,000
18. 1991-03-06
    soldstatus $38,000

ⓘ 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: $2,489 · $207/mo
• Projected year-2 tax: $2,489 · $207/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 ≥99°F today · 17 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: $15,033
• − Mortgage interest: −$6,380
• − Property taxes: −$2,489
• − Insurance: −$570
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$3,313
• Taxable loss: −$124
• Est. tax savings @ 24.0%: +$30
• After-tax cash flow: $1,680/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: Arlington Local
• NCES district ID: 3904742
• Math proficiency: 66% ▼ -15.00%
• Reading proficiency: 65% ▼ -7.00%
• Median HH income: $58,823
• Composite: 56.5/100
• National rank: #1156
• State rank: #191 of 656 in OH

Livability — Arlington

• Score: 81/100
• State rank: #106
• US rank: #1599

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arlington, OH
• County: Hancock · 68,814 people
• Population (ZIP): 2,580
• Household income: $86,477
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 3.5

Population outlook (Hancock County) Hauer SSP2

• Today (2025): 77,526 people
• By 2030: 77,777 · +0.3%
• By 2040: 76,976 · -0.7%
• By 2050: 74,479 · -3.9%
• By 2075: 65,741 · -15.2%
• By 2100: 52,942 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Lithuanian 4% Slovak 4% Iranian 3%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · German/W. Germanic 3% Spanish 2% Tagalog/Filipino 1%

Political lean MEDSL · Hancock

• 2024 margin: Solid R (+38.4) · D 30.2% · R 68.7% · Other 1.1%
• 2008→2024 swing: -15.3pp toward R · 2008: -23.1pp · 2024: -38.4pp
• All cycles: 2024: R+38.4 2020: R+37.5 2016: R+40.8 2012: R+28.3 2008: R+23.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.23%
• Current HPI: 190.3717
• 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

+199.7% since first listed

18 events — show timeline

• 2026-04-27 Pending — WRIST
• 2026-04-12 Listed $113,900 WRIST
• 2025-10-14 Price Changed $155,000 NORIS
• 2022-02-22 Sold (Public Records) $155,000 Public Records
• 2022-02-17 Sold (MLS) $155,000 NORIS
• 2022-01-14 Contingent — NORIS
• 2021-11-15 Listed $159,900 NORIS
• 2015-07-23 Listing Removed — NORIS
• 2015-07-23 Listing Removed — NORIS
• 2015-05-22 Listed $79,900 NORIS
• 2015-05-22 Listed $79,900 NORIS
• 2014-06-30 Listed $74,900 NORIS
• 2014-06-30 Listing Removed — NORIS
• 2014-06-30 Listing Removed — NORIS
• 2014-06-30 Listed $74,900 NORIS
• 1996-05-24 Sold (Public Records) $70,000 Public Records
• 1992-07-01 Sold (Public Records) $38,000 Public Records
• 1991-03-06 Sold (Public Records) $38,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $2,489 · +10.2% YoY. Source: county tax records.