1210 E Market St · Lima, OH 45804

$89,000

2 bd · 1.0 ba · 1,468 sqft · SingleFamily public records · 143 Days on market

Built 1920 0.32 ac lot $61/sqft · 17% below area Est $107k · 17% 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 +23.7/30.0
• ARV discount +14.9/15.0
• DSCR +7.6/10.0
• 1% rule +5.6/10.0
• 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

Investors! Look at this turnkey 3 Bedroom, 1 Bath home in Lima! Great tenant, occupied at $1100/month plus tenant pays gas/electric! Updates include some carpet, shower surround, kitchen/hallway/bathroom flooring, electrical panel! Nice lot, quiet street! Solid home! Roof and Furnace year unknown though works great and no leaks. Contact co-list agent with questions. Ask us about the 6 other tenant occupied investments for sale plus 18 single family value add properties in the area! AS IS, no seller financing, Hurry- this will not last long! Motivated seller, bring all offers.

Key facts

• Turnkey home
• Quiet street
• Tenant occupied

Tags

• TURNKEY HOME
• TENANT OCCUPIED
• UPDATES INCLUDE CARPET
• UPDATES INCLUDE FLOORING
• QUIET STREET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $170 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($943 rent vs $89k).
• Recommended offer: $78k (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.
• 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: 79 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 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 $615 of loan paydown is wiped out by about $3k 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 ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (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. 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: 1.06% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.17%
• DSCR: 1.36
• GRM: 7.9

CMA / ARV

• ARV (median comp): $106,611
• List price: $89,000
• Delta: -16.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1224 E Market St	0.01mi	2/1.0	1,408 (-4%)	6mo	$32,500	$23	88
1133 E High St	0.13mi	3/1.0 (+1)	1,372 (-6%)	12mo	$80,000	$58	68
255 S Roberts Ave	0.36mi	3/1.0 (+1)	1,510 (+3%)	9mo	$157,000	$104	65
228 Calumet Ave	0.38mi	3/1.0 (+1)	1,400 (-5%)	14mo	$70,000	$50	58
6 Oakwood Pl	0.55mi	3/2.0 (+1)	1,524 (+4%)	2mo	$120,000	$79	57
217 Harrison Ave	0.48mi	3/1.0 (+1)	1,301 (-11%)	2mo	$135,000	$104	52
317 Bryn Mawr Ave	0.66mi	3/2.0 (+1)	1,459 (-1%)	19mo	$155,000	$106	44
645 Harrison Ave	0.73mi	3/1.0 (+1)	1,544 (+5%)	16mo	$70,000	$45	39
638 Harrison Ave	0.74mi	3/1.0 (+1)	1,256 (-14%)	4mo	$27,000	$21	33
646 S Dewey Ave	0.50mi	3/2.0 (+1)	1,288 (-12%)	21mo	$46,000	$36	30

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: -3.9%
• Equity multiple: 0.85×
• Total profit: $-3,627
• Equity at exit: $13,270

10-year hold

• IRR: 5.8%
• Equity multiple: 1.43×
• Total profit: $10,715
• Equity at exit: $7,695

Cash invested: $24,920 (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 45804

• Active inventory: 79
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $943 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$72 /mo · $862/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $170

Break-even live

Break-even rent $729

Max offer price $89,000

Occupancy floor 77%

Sensitivity live

Price	-10% $220	-5% $195	+0% $170	+5% $144	+10% $119
Rent	-10% $95	-5% $132	+0% $170	+5% $207	+10% $244
Rate	-1.0pp $214	-0.5pp $192	base $170	+0.5pp $147	+1.0pp $123

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
138 Harrison Ave Lima, OH	3.0	1.0	1152	$975	$0.85	45d	1	0.45mi
43 Town Sq Lima, OH	2.0–3.0	1.0–2.0	1100	$956	$0.87	45d	9	1.02mi
545 W Market St Unit 340 1/2 Mcpheron Lima, OH	2.0	1.0	900	$800	$0.89	45d	1	1.38mi

Listing history 27 events

1. 2026-06-19
   days on market $89,000 Active 143 DOM
2. 2026-06-18
   days on market $89,000 Active 142 DOM
3. 2026-06-17
   days on market $89,000 Active 141 DOM
4. 2026-06-16
   days on market $89,000 Active 140 DOM
5. 2026-06-15
   days on market $89,000 Active 139 DOM
6. 2026-06-14
   days on market $89,000 Active 137 DOM
7. 2026-06-12
   days on market $89,000 Active 136 DOM
8. 2026-06-09
   days on market $89,000 Active 133 DOM
9. 2026-06-08
   days on market $89,000 Active 132 DOM
10. 2026-06-07
    days on market $89,000 Active 131 DOM
11. 2026-06-07
    days on market $89,000 Active 130 DOM
12. 2026-06-04
    days on market $89,000 Active 127 DOM
13. 2026-06-02
    days on market $89,000 Active 126 DOM
14. 2026-06-01
    days on market $89,000 Active 125 DOM
15. 2026-05-31
    days on market $89,000 Active 124 DOM
16. 2026-05-31
    days on market $89,000 Active 123 DOM
17. 2026-04-25
    price $89,000 582-char remark

    Show marketing remark (582 chars)

    Investors! Look at this turnkey 3 Bedroom, 1 Bath home in Lima! Great tenant, occupied at $1100/month plus tenant pays gas/electric! Updates include some carpet, shower surround, kitchen/hallway/bathroom flooring, electrical panel! Nice lot, quiet street! Solid home! Roof and Furnace year unknown though works great and no leaks. Contact co-list agent with questions. Ask us about the 6 other tenant occupied investments for sale plus 18 single family value add properties in the area! AS IS, no seller financing, Hurry- this will not last long! Motivated seller, bring all offers.

18. 2026-03-03
    price $92,000 582-char remark

    Show marketing remark (582 chars)

    Investors! Look at this turnkey 3 Bedroom, 1 Bath home in Lima! Great tenant, occupied at $1100/month plus tenant pays gas/electric! Updates include some carpet, shower surround, kitchen/hallway/bathroom flooring, electrical panel! Nice lot, quiet street! Solid home! Roof and Furnace year unknown though works great and no leaks. Contact co-list agent with questions. Ask us about the 6 other tenant occupied investments for sale plus 18 single family value add properties in the area! AS IS, no seller financing, Hurry- this will not last long! Motivated seller, bring all offers.

19. 2026-02-21
    price $95,000 582-char remark

    Show marketing remark (582 chars)

    Investors! Look at this turnkey 3 Bedroom, 1 Bath home in Lima! Great tenant, occupied at $1100/month plus tenant pays gas/electric! Updates include some carpet, shower surround, kitchen/hallway/bathroom flooring, electrical panel! Nice lot, quiet street! Solid home! Roof and Furnace year unknown though works great and no leaks. Contact co-list agent with questions. Ask us about the 6 other tenant occupied investments for sale plus 18 single family value add properties in the area! AS IS, no seller financing, Hurry- this will not last long! Motivated seller, bring all offers.

20. 2026-01-27
    listed $99,000 Active 582-char remark

    Show marketing remark (582 chars)

    Investors! Look at this turnkey 3 Bedroom, 1 Bath home in Lima! Great tenant, occupied at $1100/month plus tenant pays gas/electric! Updates include some carpet, shower surround, kitchen/hallway/bathroom flooring, electrical panel! Nice lot, quiet street! Solid home! Roof and Furnace year unknown though works great and no leaks. Contact co-list agent with questions. Ask us about the 6 other tenant occupied investments for sale plus 18 single family value add properties in the area! AS IS, no seller financing, Hurry- this will not last long! Motivated seller, bring all offers.

21. 2025-07-09
    price $70,750
22. 2025-05-21
    price $35,000
23. 2025-04-29
    listed $45,000 Active
24. 2023-11-01
    listed $60,000 Active
25. 2022-03-29
    soldstatus $224,000
26. 2022-03-22
    soldstatus $32,230
27. 2021-06-23
    listed $44,900

ⓘ 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: $862 · $72/mo
• Projected year-2 tax: $1,125 · $94/mo
• Expected delta: +$263/yr (+$22/mo · 30.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% 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: $11,321
• − Mortgage interest: −$4,985
• − Property taxes: −$862
• − Insurance: −$445
• − Repairs & maintenance: −$906
• − Management: −$906
• − Depreciation: −$2,589
• Taxable income: $628
• Est. tax owed @ 24.0%: −$151
• After-tax cash flow: $1,885/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): 14,197
• Household income: $42,594
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 8.1

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 (71%)
• Race & ethnicity: White 71% Black 19% Two or more races 8% Hispanic / Latino 2%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 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: ▼ -124.39%
• Current HPI: 126.4189
• 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

+98.2% since first listed

11 events — show timeline

• 2026-04-25 Price Changed $89,000 MLSNOW
• 2026-03-03 Price Changed $92,000 MLSNOW
• 2026-02-21 Price Changed $95,000 MLSNOW
• 2026-01-27 Listed $99,000 MLSNOW
• 2025-07-09 Price Changed $70,750 MARMLS
• 2025-05-21 Price Changed $35,000 MARMLS
• 2025-04-29 Listed $45,000 MARMLS
• 2023-11-01 Listed $60,000 WCARE
• 2022-03-29 Sold (Public Records) $224,000 Public Records
• 2022-03-22 Sold (MLS) $32,230 WCARE
• 2021-06-23 Listed $44,900 WCARE

Property tax history

+1.4%/yr

Latest (2025): $862 · +0.2% YoY. Source: county tax records.