906 Daniels Ave · Lima, OH 45805

$159,000

1 bd · 1.0 ba · 960 sqft · SingleFamily public records · 143 Days on market

Built 1920 5,401 sqft lot $166/sqft · 27% above area Est $150k · 6% over ↓ 41% since listing

---

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 +17.4/30.0
• Schools +6.4/10.0
• DSCR +5.4/10.0
• ARV discount +4.7/15.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Look at this stunning, fully renovated 3 bedroom, 1.5 bath home! Move Right In! The main level showcases an open floor plan with a large living room area, stunning kitchen, 2 bedrooms, 1st floor laundry, a secondary back entrance mudroom/sitting room, full bathroom, closets and more! The second level was fully converted from an attic space into a large third bedroom with an adjoining additional private half bathroom! Gorgeous! Updates include: Newer siding, exterior paint, newer roof, interior doors, poured concrete front patio area with newly constructed wood railings and gable overhang, LVP flooring throughout main level, paint, recessed lighting, refinished ceilings throughout, fully renovated kitchen with countertops/cabinets/island/tile backsplash/sink, lighting, hood system, dishwasher, shelves and countertop seating area! Fully renovated full bathroom with LVP flooring/paint/light fixtures, tub surround/toilet/vanity! Upper level fully finished for added living space, newer carpet on stairs and upper level, paint/recessed lighting, added closet space and additional private half bath! Mechanics in great shape! One car detached garage with front and side man door entrance! Partial fenced in back yard, nice lot, quiet street! Close to parks, recreation, hospitals, restaurants, shopping and more! Hurry, this will not last long!

Key facts

• Open floor plan
• 5,401 sq ft lot
• Garage

Tags

• OPEN FLOOR PLAN
• LARGE LIVING ROOM AREA
• FULLY RENOVATED KITCHEN
• POURED CONCRETE FRONT PATIO
• FULLY RENOVATED FULL BATHROOM
• UPPER LEVEL FULLY FINISHED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/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 $140k (11.9% below list).
• Recommended offer: $140k (12.0% 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.
• Shawnee Local (suburban): math 71% / reading 77% proficiency, ranked #100 of 656 in OH (top 15%) — strong family-tenant draw, lease renewals of 3-5y typical.
• Market conditions: 105 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $5k 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 143 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $21k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $159k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.18%
• DSCR: 1.14
• GRM: 9.5

CMA / ARV

• ARV (median comp): $149,829
• List price: $159,000
• Delta: 6.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
725 Maplewood Dr	0.17mi	2/1.0 (+1)	1,046 (+9%)	0mo	$120,000	$115	72
1225 W Spring St	0.74mi	2/1.0 (+1)	960 (0%)	18mo	$65,000	$68	46

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-18,290
• Equity at exit: $23,707

10-year hold

• IRR: -2.1%
• Equity multiple: 0.86×
• Total profit: $-6,431
• Equity at exit: $13,747

Cash invested: $44,520 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$88 /mo · $1,054/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $118

Break-even live

Break-even rent $1,250

Max offer price $159,000

Occupancy floor 87%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1014 W Market St Apt 3 Lima, OH	2.0	1.0	800	$1,400	$1.75	43d	1	1.01mi

Listing history 11 events

1. 2026-04-25
   price $159,000 1352-char remark

   Show marketing remark (1352 chars)

   Look at this stunning, fully renovated 3 bedroom, 1.5 bath home! Move Right In! The main level showcases an open floor plan with a large living room area, stunning kitchen, 2 bedrooms, 1st floor laundry, a secondary back entrance mudroom/sitting room, full bathroom, closets and more! The second level was fully converted from an attic space into a large third bedroom with an adjoining additional private half bathroom! Gorgeous! Updates include: Newer siding, exterior paint, newer roof, interior doors, poured concrete front patio area with newly constructed wood railings and gable overhang, LVP flooring throughout main level, paint, recessed lighting, refinished ceilings throughout, fully renovated kitchen with countertops/cabinets/island/tile backsplash/sink, lighting, hood system, dishwasher, shelves and countertop seating area! Fully renovated full bathroom with LVP flooring/paint/light fixtures, tub surround/toilet/vanity! Upper level fully finished for added living space, newer carpet on stairs and upper level, paint/recessed lighting, added closet space and additional private half bath! Mechanics in great shape! One car detached garage with front and side man door entrance! Partial fenced in back yard, nice lot, quiet street! Close to parks, recreation, hospitals, restaurants, shopping and more! Hurry, this will not last long!

2. 2026-03-03
   price $165,000 1352-char remark

   Show marketing remark (1352 chars)

   Look at this stunning, fully renovated 3 bedroom, 1.5 bath home! Move Right In! The main level showcases an open floor plan with a large living room area, stunning kitchen, 2 bedrooms, 1st floor laundry, a secondary back entrance mudroom/sitting room, full bathroom, closets and more! The second level was fully converted from an attic space into a large third bedroom with an adjoining additional private half bathroom! Gorgeous! Updates include: Newer siding, exterior paint, newer roof, interior doors, poured concrete front patio area with newly constructed wood railings and gable overhang, LVP flooring throughout main level, paint, recessed lighting, refinished ceilings throughout, fully renovated kitchen with countertops/cabinets/island/tile backsplash/sink, lighting, hood system, dishwasher, shelves and countertop seating area! Fully renovated full bathroom with LVP flooring/paint/light fixtures, tub surround/toilet/vanity! Upper level fully finished for added living space, newer carpet on stairs and upper level, paint/recessed lighting, added closet space and additional private half bath! Mechanics in great shape! One car detached garage with front and side man door entrance! Partial fenced in back yard, nice lot, quiet street! Close to parks, recreation, hospitals, restaurants, shopping and more! Hurry, this will not last long!

3. 2026-02-21
   price $175,000 1352-char remark

   Show marketing remark (1352 chars)

   Look at this stunning, fully renovated 3 bedroom, 1.5 bath home! Move Right In! The main level showcases an open floor plan with a large living room area, stunning kitchen, 2 bedrooms, 1st floor laundry, a secondary back entrance mudroom/sitting room, full bathroom, closets and more! The second level was fully converted from an attic space into a large third bedroom with an adjoining additional private half bathroom! Gorgeous! Updates include: Newer siding, exterior paint, newer roof, interior doors, poured concrete front patio area with newly constructed wood railings and gable overhang, LVP flooring throughout main level, paint, recessed lighting, refinished ceilings throughout, fully renovated kitchen with countertops/cabinets/island/tile backsplash/sink, lighting, hood system, dishwasher, shelves and countertop seating area! Fully renovated full bathroom with LVP flooring/paint/light fixtures, tub surround/toilet/vanity! Upper level fully finished for added living space, newer carpet on stairs and upper level, paint/recessed lighting, added closet space and additional private half bath! Mechanics in great shape! One car detached garage with front and side man door entrance! Partial fenced in back yard, nice lot, quiet street! Close to parks, recreation, hospitals, restaurants, shopping and more! Hurry, this will not last long!

4. 2026-01-07
   listed $180,000 Active 1352-char remark

   Show marketing remark (1352 chars)

   Look at this stunning, fully renovated 3 bedroom, 1.5 bath home! Move Right In! The main level showcases an open floor plan with a large living room area, stunning kitchen, 2 bedrooms, 1st floor laundry, a secondary back entrance mudroom/sitting room, full bathroom, closets and more! The second level was fully converted from an attic space into a large third bedroom with an adjoining additional private half bathroom! Gorgeous! Updates include: Newer siding, exterior paint, newer roof, interior doors, poured concrete front patio area with newly constructed wood railings and gable overhang, LVP flooring throughout main level, paint, recessed lighting, refinished ceilings throughout, fully renovated kitchen with countertops/cabinets/island/tile backsplash/sink, lighting, hood system, dishwasher, shelves and countertop seating area! Fully renovated full bathroom with LVP flooring/paint/light fixtures, tub surround/toilet/vanity! Upper level fully finished for added living space, newer carpet on stairs and upper level, paint/recessed lighting, added closet space and additional private half bath! Mechanics in great shape! One car detached garage with front and side man door entrance! Partial fenced in back yard, nice lot, quiet street! Close to parks, recreation, hospitals, restaurants, shopping and more! Hurry, this will not last long!

5. 2025-08-06
   price $155,000
6. 2025-07-03
   listed $162,000 Active
7. 2024-12-18
   soldstatus $55,000
8. 2022-03-29
   soldstatus $196,000
9. 2022-03-22
   soldstatus $20,261
10. 2021-06-25
    listed $69,900
11. 1999-07-28
    soldstatus $270,000

ⓘ 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: $1,054 · $88/mo
• Projected year-2 tax: $1,767 · $147/mo
• Expected delta: +$713/yr (+$59/mo · 67.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°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: $16,800
• − Mortgage interest: −$8,906
• − Property taxes: −$1,054
• − Insurance: −$795
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,625
• Taxable loss: −$1,269
• Est. tax savings @ 24.0%: +$305
• After-tax cash flow: $1,722/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: Shawnee Local
• NCES district ID: 3904579
• Math proficiency: 71% ▼ -9.00%
• Reading proficiency: 77% ▼ -4.00%
• Median HH income: $61,634
• Composite: 63.78/100
• National rank: #597
• State rank: #100 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

• 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

-41.1% since first listed

11 events — show timeline

• 2026-04-25 Price Changed $159,000 MLSNOW
• 2026-03-03 Price Changed $165,000 MLSNOW
• 2026-02-21 Price Changed $175,000 MLSNOW
• 2026-01-07 Listed $180,000 MLSNOW
• 2025-08-06 Price Changed $155,000 WCARE
• 2025-07-03 Listed $162,000 WCARE
• 2024-12-18 Sold (Public Records) $55,000 Public Records
• 2022-03-29 Sold (Public Records) $196,000 Public Records
• 2022-03-22 Sold (MLS) $20,261 WCARE
• 2021-06-25 Listed $69,900 WCARE
• 1999-07-28 Sold (Public Records) $270,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,054 · -11.5% YoY. Source: county tax records.