414 E High St · Hicksville, OH 43526

$79,900

3 bd · 1.5 ba · 1,518 sqft · SingleFamily public records · 7 Days on market

Built 1911 0.34 ac lot ↓ 7% since listing

---

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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 BR, 1 ½ bath home has good potential for fixing up to live in or sell. Basement appears to be relatively dry and has high ceiling. Front of home has a porch that's part open & part enclosed. It offers a lg living room & dining room w/ gas log fireplace, lg deck & backyard that offers great area to relax or enjoy yard games & an area for gardening or to plant grass & expand the back yard.

Key facts

• 0.34 acre lot
• 3 parking spots
• Built 1911

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: Parking for 3 vehicles; Circular driveway with gravel surface
• Utilities: Public water; Sanitary sewer; Electricity connected; Natural gas connected; Cable available; Internet available
• Home design: Single-family residence (house); Two levels (2 stories); No attached units or common walls; Living area reported from public records
• Construction: Wood siding exterior; Block foundation; Shingle roof; Built on two levels
• Exterior features: Deck; Front porch; Covered porch; State road frontage; Asphalt/paved road

Interior

• Kitchen: Kitchen on the main level; Breakfast room adjacent to kitchen
• Bedrooms: Bedroom 2 on the upper level; Bedroom 3 on the upper level
• Flooring: Wood flooring; Linoleum flooring
• Bathrooms: 1 full bathroom; 1 half bathroom (total 1.5 bathrooms)
• Heating & cooling: Forced air heating (natural gas); Window air conditioning units
• Interior features: Entrance foyer; One gas log fireplace; Basement (block foundation)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 12.0% vs local median 4.5% in Hicksville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#335 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Hicksville Exempted Village (rural): math 78% / reading 75% proficiency, ranked #91 of 656 in OH (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Zoned schools: Hicksville Elementary School (math 76% / reading 73%, grade A, #272 of 1,584 statewide, top 19%, 360 students, 86% FRL); Hicksville Middle School (264 students, 0% FRL); Hicksville High School (math 80% / reading 78%, grade A-, #46 of 781 statewide, top 6%, 230 students, 0% FRL) — zoned schools average 29% FRL vs 44% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 27 active listings in the ZIP; 41 units permitted in Defiance County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Defiance County population projected at -16% 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 $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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.
• Current owner paid $53k; list at $80k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900

Questions for the listing agent

1. Built in 1911 — 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: 1.48% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.45%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $160,908
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 E High St	0.02mi	3/2.0	1,555 (+2%)	7mo	$167,500	$108	87
505 E Smith St	0.14mi	3/1.0	1,568 (+3%)	7mo	$127,500	$81	80
116 E Smith St	0.29mi	4/2.0 (+1)	1,540 (+1%)	1mo	$140,000	$91	76
601 E Cornelia St	0.23mi	3/2.5	1,552 (+2%)	9mo	$260,000	$168	74
614 E Cornelia St	0.20mi	3/1.5	1,320 (-13%)	6mo	$143,000	$108	64
411 E High St	0.03mi	4/2.0 (+1)	1,666 (+10%)	14mo	$176,000	$106	64
201 N Maple St	0.27mi	3/1.0	1,330 (-12%)	2mo	$137,000	$103	63
105 W Edgerton St	0.41mi	3/1.5	1,325 (-13%)	2mo	$140,000	$106	58
122 W Cornelia St	0.53mi	3/2.0	1,560 (+3%)	15mo	$146,000	$94	56
410 N Bryan St	0.60mi	3/2.0	1,392 (-8%)	4mo	$197,000	$142	53
908 E High St	0.41mi	2/1.5 (-1)	1,380 (-9%)	11mo	$155,000	$112	52
202 Spencerville St	0.69mi	4/1.0 (+1)	1,696 (+12%)	8mo	$175,000	$103	35

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: 12.7%
• Equity multiple: 1.51×
• Total profit: $11,353
• Equity at exit: $11,913

10-year hold

• IRR: 21.7%
• Equity multiple: 2.84×
• Total profit: $41,231
• Equity at exit: $6,908

Cash invested: $22,372 (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 43526

• Home prices YoY: -13.9%
• Active inventory: 27
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,184 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$102 /mo · $1,226/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $381

Break-even live

Break-even rent $702

Max offer price $79,900

Occupancy floor 63%

Sensitivity live

Price	-10% $426	-5% $404	+0% $381	+5% $359	+10% $336
Rent	-10% $288	-5% $334	+0% $381	+5% $428	+10% $475
Rate	-1.0pp $421	-0.5pp $402	base $381	+0.5pp $361	+1.0pp $339

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-22
   days on market $79,900 Active 7 DOM
2. 2026-06-21
   days on market $79,900 Active 6 DOM
3. 2026-06-21
   days on market $79,900 Active 5 DOM
4. 2026-06-18
   days on market $79,900 Active 3 DOM
5. 2026-06-17
   days on market $79,900 Active 2 DOM
6. 2026-06-16
   remarks 129-char remark
7. 2026-06-16
   listed $79,900 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: $1,226 · $102/mo
• Projected year-2 tax: $1,236 · $103/mo
• Expected delta: +$10/yr (+$1/mo · 0.8%)

ⓘ 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 · 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: $14,213
• − Mortgage interest: −$4,476
• − Property taxes: −$1,226
• − Insurance: −$400
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − Depreciation: −$2,324
• Taxable income: $3,514
• Est. tax owed @ 24.0%: −$843
• After-tax cash flow: $3,732/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: Hicksville Exempted Village
• NCES district ID: 3904541
• Math proficiency: 78% ▼ -7.00%
• Reading proficiency: 75% ▼ -11.00%
• Median HH income: $45,008
• Composite: 64.3/100
• National rank: #558
• State rank: #91 of 656 in OH

Livability — Hicksville

• Score: 73/100
• State rank: #335
• US rank: #5490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hicksville, OH
• County: Defiance · 37,898 people
• Population (ZIP): 6,270
• Household income: $66,688
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 9.4

Population outlook (Defiance County) Hauer SSP2

• Today (2025): 37,051 people
• By 2030: 36,013 · -2.8%
• By 2040: 33,583 · -9.4%
• By 2050: 31,309 · -15.5%
• By 2075: 26,980 · -27.2%
• By 2100: 23,416 · -36.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Iranian 4% Lithuanian 3% Romanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 88% English-only · German/W. Germanic 7% Spanish 5%

Political lean MEDSL · Defiance

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -29.4pp toward R · 2008: -10.5pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+36.4 2016: R+34.8 2012: R+14.1 2008: R+10.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -36.40%
• Current HPI: 224.9764
• 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

-6.5% since first listed

11 events — show timeline

• 2026-06-15 Listed $79,900 NORIS
• 2019-10-08 Sold (Public Records) $53,100 Public Records
• 2019-10-07 Sold (MLS) $53,085 NORIS
• 2019-09-30 Price Changed $53,085 NORIS
• 2019-07-22 Listed $49,900 NORIS
• 2012-01-04 Listing Removed — NORIS
• 2011-09-07 Listed $49,900 NORIS
• 2007-12-31 Listing Removed — NORIS
• 2007-05-24 Listed $85,500 NORIS
• 2007-01-17 Listing Removed — NORIS
• 2006-07-28 Listed $85,500 NORIS

Property tax history

+3.4%/yr

Latest (2025): $1,226 · +1.2% YoY. Source: county tax records.