605 Riverside Ave · Defiance, OH 43512

$99,900

3 bd · 2.0 ba · 1,450 sqft · SingleFamily public records · 4 Days on market

Built 1999 7,039 sqft lot Est $130k · 23% under

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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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• Schools +5.6/10.0
• 1% rule +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Private riverfront community with high overlooks of the Maumee & Tiffin Rivers offers spectacular views as well as waterfront access. This secluded neighborhood has been designed with the very finest in homesite features and construction in mind.

Key facts

• River access
• Corner lot
• River views

Tags

• CORNER LOT
• RIVER VIEWS
• RIVER ACCESS
• TREE LINED NEIGHBORHOOD

Property features AI

Finance

• Other: Additional parcel(s) included (2 small lots)
• HOA & community: Playground nearby; Sidewalks in community

Exterior

• Parking: 2 parking spaces; Gravel parking; Off-street parking; On-street parking
• Utilities: Electricity connected (200+ amp service); Natural gas available; Public water; Public sewer
• Home design: Single-family residence (house); One level / Ranch style; No shared/common walls; Living area reported from public records
• Construction: Frame construction with vinyl siding; Aluminum and shingle roof; Combination foundation; Year built per public records
• Exterior features: Front porch; Covered porch; Rear porch; Wrap-around deck/porch; River frontage; Corner lot; Wooded lot; City street frontage; Paved road

Interior

• Kitchen: Dishwasher
• Bedrooms: Bedroom 2 on the main level; Total rooms: 6
• Flooring: Laminate flooring
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total)
• Heating & cooling: Electric heating; Mini-split heating; Ceiling fans for cooling; Electric cooling; Mini-split cooling
• Interior features: Ceiling fans; Primary bathroom; Door screens; Sump pump
• Laundry & utility: Laundry on main level; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/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 $100k (0.2% below list).
• Recommended offer: $100k (0.2% below list) — sets the bar for 1% rule.
• Cap rate 8.6% vs local median 2.5% in Defiance — 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 71/100 on livability (#448 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: employment D, amenities F, commute F.
• Northeastern Local (rural): math 62% / reading 67% proficiency, ranked #200 of 656 in OH (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 135 active listings in the ZIP; 41 units permitted in Defiance County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($72k/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 $691 of loan paydown is wiped out by about $3k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 22y 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 $67k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $99,676 (0.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-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?
3. 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.
4. 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.
5. 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: 1.00% ✗
• Cap rate: 8.62%
• Cash-on-cash: 8.31%
• DSCR: 1.37
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $130,500
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
714 Westwood Dr	0.67mi	3/1.5	1,560 (+8%)	11mo	$141,000	$90	45
731 Westwood Dr	0.68mi	3/1.0	1,412 (-3%)	18mo	$164,900	$117	45
720 Westwood Dr	0.70mi	3/1.0	1,317 (-9%)	18mo	$62,000	$47	33
918 Deatrick St	0.65mi	4/2.0 (+1)	1,240 (-14%)	20mo	$69,900	$56	24

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-3,890
• Equity at exit: $14,895

10-year hold

• IRR: 5.9%
• Equity multiple: 1.44×
• Total profit: $12,326
• Equity at exit: $8,638

Cash invested: $27,972 (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 43512

• Home prices YoY: -24.3%
• Active inventory: 135
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $997 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$28 /mo · $338/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$209
• Net cashflow: $194

Break-even live

Break-even rent $751

Max offer price $99,900

Occupancy floor 76%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-15
   status Pending
2. 2026-05-13
   historical Contingent
3. 2026-05-11
   listed $99,900 Active
4. 2026-05-10
   historical
5. 2026-05-06
   price $99,900
6. 2025-11-09
   listed $109,900 Active
7. 2025-10-29
   historical
8. 2025-10-14
   price $67,000 250-char remark

   Show marketing remark (250 chars)

   Private riverfront community with high overlooks of the Maumee & Tiffin Rivers offers spectacular views as well as waterfront access. This secluded neighborhood has been designed with the very finest in homesite features and construction in mind.

9. 2020-10-06
   soldstatus $67,000 250-char remark

   Show marketing remark (250 chars)

   Private riverfront community with high overlooks of the Maumee & Tiffin Rivers offers spectacular views as well as waterfront access. This secluded neighborhood has been designed with the very finest in homesite features and construction in mind.

10. 2014-02-07
    listed $67,500 250-char remark

    Show marketing remark (250 chars)

    Private riverfront community with high overlooks of the Maumee & Tiffin Rivers offers spectacular views as well as waterfront access. This secluded neighborhood has been designed with the very finest in homesite features and construction in mind.

11. 2005-02-17
    soldstatus $27,000
12. 2004-12-10
    historical
13. 2004-07-22
    soldstatus $28,000
14. 2004-06-16
    listed $29,900

ⓘ 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: $338 · $28/mo
• Projected year-2 tax: $948 · $79/mo
• Expected delta: +$610/yr (+$51/mo · 180.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $11,961
• − Mortgage interest: −$5,596
• − Property taxes: −$338
• − Insurance: −$500
• − Repairs & maintenance: −$957
• − Management: −$957
• − Depreciation: −$2,906
• Taxable income: $708
• Est. tax owed @ 24.0%: −$170
• After-tax cash flow: $2,156/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: Northeastern Local
• NCES district ID: 3904672
• Math proficiency: 62% ▼ -16.00%
• Reading proficiency: 67% ▼ -6.00%
• Median HH income: $60,761
• Composite: 55.82/100
• National rank: #1207
• State rank: #200 of 656 in OH

Livability — Defiance

• Score: 71/100
• State rank: #448
• US rank: #7316

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Defiance, OH
• County: Defiance · 37,898 people
• City population: 27,894
• Population (ZIP): 27,894
• Household income: $72,082
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 7.6

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 (83%)
• Race & ethnicity: White 83% Hispanic / Latino 12% Two or more races 7% Black 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -67.33%
• Current HPI: 210.2352
• 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

+234.1% since first listed

14 events — show timeline

• 2026-05-15 Pending — NORIS
• 2026-05-13 Contingent — NORIS
• 2026-05-11 Listed $99,900 NORIS
• 2026-05-10 Listing Removed — NORIS
• 2026-05-06 Price Changed $99,900 NORIS
• 2025-11-09 Listed $109,900 NORIS
• 2025-10-29 Coming Soon — NORIS
• 2025-10-14 Price Changed $67,000 NORIS
• 2020-10-06 Sold (MLS) $67,000 NORIS
• 2014-02-07 Listed $67,500 NORIS
• 2005-02-17 Sold (Public Records) $27,000 Public Records
• 2004-12-10 Listing Removed — NORIS
• 2004-07-22 Sold (Public Records) $28,000 Public Records
• 2004-06-16 Listed $29,900 NORIS

Property tax history

-6.3%/yr

Latest (2025): $338 · -2.4% YoY. Source: county tax records.