941 N Main Ave · Sidney, OH 45365

$220,000

4 bd · 2.0 ba · 1,796 sqft · MultiFamily public records · 30 Days on market

Built 1920 10,376 sqft lot Est $224k · at est.

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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 +20.4/30.0
• ARV discount +8.4/15.0
• DSCR +6.5/10.0
• 1% rule +4.5/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Nice 2 bedroom 1 bath double for sale Many updates Downstairs remodeled both sides rented

Key facts

• Newer furnace
• Extra storage
• Large front porch

Tags

• SOAKING TUB
• NEWER FURNACE
• CENTRAL AIR CONDITIONING
• EXTRA STORAGE
• LARGE FRONT PORCH
• SPACIOUS PARKING PAD

Property features AI

Finance

• Other: Zoned residential, multi-family
• HOA & community: No HOA

Exterior

• Parking: Concrete driveway
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional style; Single family; Two levels; 220 volt electrical service
• Construction: Vinyl siding; Shingle roof; Block and stone foundation; Built with double-hung vinyl windows
• Exterior features: Corner lot; Patio; Porch; Shed on property

Interior

• Kitchen: Vinyl flooring and wood cabinets; Dishwasher; Microwave; Oven/Range
• Bedrooms: 4 bedrooms total; Primary bedroom on level 2 (14 x 12); Bedroom 2 on level 2 (12 x 10); Bedroom 3 on level 1 (14 x 10); Bedroom 4 on level 1 (14 x 12)
• Flooring: Vinyl flooring in kitchen
• Bathrooms: 2 full bathrooms; Primary bathroom includes shower and tub; One full bath on level 1 and one full bath on level 2
• Heating & cooling: Central air; Forced air heating; Electric and gas heating options; Water heating: electric and gas
• Interior features: 9ft+ ceilings; Full basement with concrete floor (unfinished)
• Laundry & utility: Laundry room on level 2 (10 x 11); Sump pump

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $220k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/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 $209k (5.2% below list).
• Recommended offer: $209k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 4.0% in Sidney — 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 76/100 on livability (#220 in OH, #3,412 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment C-, amenities D.
• Sidney City (town): math 46% / reading 52% proficiency, ranked #454 of 656 in OH (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 146 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 337 units permitted in Shelby County in 2024 (216 in 5+ unit buildings).
• This rent runs 38% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Shelby County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $100k; list at $220k implies a 121% 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 $208,600 (5.2% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.95% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $224,500
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
613-615 N Main Ave	0.29mi	4/2.0	1,840 (+2%)	5mo	$164,000	$89	78
711-713 Country Side Ln	0.67mi	4/2.0	1,926 (+7%)	6mo	$250,000	$130	52
775-777 Country Side Ln	0.71mi	4/2.0	1,926 (+7%)	7mo	$240,000	$125	49

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-17,443
• Equity at exit: $32,803

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $8,070
• Equity at exit: $19,022

Cash invested: $61,600 (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 45365

• Home prices YoY: -20.1%
• Active inventory: 146
• Price-to-rent: 17.6×

Monthly cashflow live

• Estimated rent: $2,086 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$116 /mo · $1,388/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $287

Break-even live

Break-even rent $1,723

Max offer price $220,000

Occupancy floor 81%

Sensitivity live

Price	-10% $411	-5% $349	+0% $287	+5% $225	+10% $162
Rent	-10% $122	-5% $205	+0% $287	+5% $369	+10% $452
Rate	-1.0pp $398	-0.5pp $343	base $287	+0.5pp $230	+1.0pp $172

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,086
Total (2 units)			$2,086

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1402 N Main Ave Sidney, OH	3.0	1.0	1544	$1,300	$0.84	13d	1	0.31mi
1550 Knights Way Sidney, OH	4.0	2.5	2231	$2,195	$0.98	15d	1	1.03mi
314 Thompson St Sidney, OH	3.0	1.0	1352	$1,200	$0.89	3d	1	1.08mi
805 S Main Ave Sidney, OH	3.0	1.0	1423	$1,400	$0.98	22d	1	1.28mi

Listing history 20 events

1. 2026-06-21
   days on market $220,000 Active 30 DOM
2. 2026-06-18
   days on market $220,000 Active 27 DOM
3. 2026-06-17
   days on market $220,000 Active 26 DOM
4. 2026-06-16
   days on market $220,000 Active 25 DOM
5. 2026-06-15
   days on market $220,000 Active 24 DOM
6. 2026-06-14
   days on market $220,000 Active 22 DOM
7. 2026-06-13
   days on market $220,000 Active 21 DOM
8. 2026-06-10
   days on market $220,000 Active 19 DOM
9. 2026-06-09
   days on market $220,000 Active 18 DOM
10. 2026-06-08
    days on market $220,000 Active 17 DOM
11. 2026-06-07
    days on market $220,000 Active 16 DOM
12. 2026-06-03
    days on market $220,000 Active 12 DOM
13. 2026-06-02
    days on market $220,000 Active 11 DOM
14. 2026-06-01
    days on market $220,000 Active 10 DOM
15. 2026-05-31
    days on market $220,000 Active 9 DOM
16. 2026-05-31
    days on market $220,000 Active 8 DOM
17. 2026-05-22
    listed $220,000 Active
18. 2021-09-03
    soldstatus $99,500 Closed 96-char remark

    Show marketing remark (96 chars)

    Nice 2 bedroom 1 bath double for sale Many updates Downstairs remodeled both sides rented

19. 2021-08-12
    listed Contingency - Finance and Inspections 96-char remark

    Show marketing remark (96 chars)

    Nice 2 bedroom 1 bath double for sale Many updates Downstairs remodeled both sides rented

20. 2020-08-24
    listed $105,900 96-char remark

    Show marketing remark (96 chars)

    Nice 2 bedroom 1 bath double for sale Many updates Downstairs remodeled both sides rented

ⓘ 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: $1,388 · $116/mo
• Projected year-2 tax: $2,410 · $201/mo
• Expected delta: +$1,022/yr (+$85/mo · 73.6%)

ⓘ 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 · 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: $25,032
• − Mortgage interest: −$12,323
• − Property taxes: −$1,388
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − Depreciation: −$6,400
• Taxable loss: −$185
• Est. tax savings @ 24.0%: +$44
• After-tax cash flow: $3,487/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: Sidney City
• NCES district ID: 3910003
• Math proficiency: 46% ▼ -14.00%
• Reading proficiency: 52% ▼ -6.00%
• Median HH income: $45,974
• Composite: 41.55/100
• National rank: #3443
• State rank: #454 of 656 in OH

Livability — Sidney

• Score: 76/100
• State rank: #220
• US rank: #3412

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sidney, OH
• County: Shelby · 44,840 people
• City population: 28,955
• Population (ZIP): 28,955
• Household income: $66,044
• Rent vs Own: 31.8% rent · 68.2% own
• Severe rent burden: 5.7

Population outlook (Shelby County) Hauer SSP2

• Today (2025): 47,264 people
• By 2030: 45,935 · -2.8%
• By 2040: 42,786 · -9.5%
• By 2050: 38,981 · -17.5%
• By 2075: 30,225 · -36.1%
• By 2100: 21,273 · -55.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Slovak 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Shelby

• 2024 margin: Solid R (+64.8) · D 17.2% · R 82.0%
• 2008→2024 swing: -28.5pp toward R · 2008: -36.4pp · 2024: -64.8pp
• All cycles: 2024: R+64.8 2020: R+63.2 2016: R+60.6 2012: R+46.0 2008: R+36.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.62%
• Current HPI: 264.4532
• 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

+107.7% since first listed

4 events — show timeline

• 2026-05-22 Listed $220,000 Cincy MLS
• 2021-09-03 Sold (MLS) $99,500 WRIST
• 2021-08-12 Listed — WRIST
• 2020-08-24 Listed $105,900 WRIST

Property tax history

+1.4%/yr

Latest (2025): $1,388 · -1.6% YoY. Source: county tax records.