544 Bloomfield Ave · Urbana, OH 43078

$180,000

3 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 80 Days on market

Built 1960 7,250 sqft lot $148/sqft · 11% below area Est $202k · 11% under

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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).

• ARV discount +12.4/15.0
• Appreciation +10.0/10.0
• Cash flow +6.0/30.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.3/10.0
• 1% rule +0.2/10.0

Listing remarks MLS

Welcome to this classic 1960 ranch with 3 bedrooms and 1 bath, offering 1,468 sq. ft. of comfortable living space. The home includes a converted garage, creating extra room for a family area, office, or flex space. This home offers tons of potential and it provides a great opportunity to personalize and make it your own. Plus, enjoy the added benefit of a newer water heater (just 1 year old).

Key facts

• Converted garage
• Extra room
• Newer water heater

Tags

• CONVERTED GARAGE
• EXTRA ROOM
• NEWER WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-348 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (34.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (48.1% below list).
• Recommended offer: $93k (48.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#404 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment D-.
• Urbana City (town): math 43% / reading 45% proficiency, ranked #509 of 656 in OH (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 91 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 42 units permitted in Champaign County in 2024 (0 in 5+ unit buildings).
• This rent is only 15% 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

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Champaign County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $180k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,431 (48.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 48% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.52% ✗
• Cap rate: 3.97%
• Cash-on-cash: -8.28%
• DSCR: 0.63
• GRM: 16.1

CMA / ARV

• ARV (median comp): $201,752
• List price: $180,000
• Delta: -10.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
557 Boyce St	0.25mi	3/1.0	1,184 (-3%)	1mo	$249,000	$210	83
501 E Light St	0.17mi	3/2.0	1,243 (+2%)	2mo	$211,000	$170	83
501 Boyce St	0.26mi	3/1.0	1,280 (+5%)	4mo	$195,000	$152	76
581 Washington Ave	0.49mi	3/1.0	1,184 (-3%)	3mo	$214,000	$181	70
511 Washington Ave	0.48mi	3/1.5	1,289 (+6%)	3mo	$170,000	$132	63
574 Washington Ave	0.46mi	3/2.5	1,260 (+4%)	5mo	$230,000	$183	62
727 N Russell St	0.72mi	3/1.0	1,128 (-7%)	0mo	$172,000	$152	54
328 Washington Ave	0.51mi	3/2.0	1,334 (+10%)	4mo	$205,000	$154	52
217 Lincoln Pl	0.48mi	3/1.5	1,380 (+14%)	2mo	$213,700	$155	51
322 Laurel Oak St	0.64mi	3/2.0	1,376 (+13%)	1mo	$197,900	$144	43
522 E Ward St	0.54mi	2/1.0 (-1)	1,392 (+14%)	6mo	$120,000	$86	41
709 N Russell St	0.73mi	2/1.0 (-1)	1,084 (-11%)	2mo	$185,000	$171	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.4%
• Equity multiple: 2.50×
• Total profit: $75,802
• Equity at exit: $162,158

10-year hold

• IRR: 17.1%
• Equity multiple: 5.77×
• Total profit: $240,477
• Equity at exit: $349,700

Cash invested: $50,400 (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 43078

• Home prices YoY: 6.2%
• Active inventory: 91
• Price-to-rent: 16.1×

Monthly cashflow live

• Estimated rent: $934 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$67 /mo · $803/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $-348

Break-even live

Break-even rent $1,374

Max offer price $118,571

Occupancy floor —

Sensitivity live

Price	-10% $-246	-5% $-297	+0% $-348	+5% $-399	+10% $-450
Rent	-10% $-422	-5% $-385	+0% $-348	+5% $-311	+10% $-274
Rate	-1.0pp $-257	-0.5pp $-302	base $-348	+0.5pp $-394	+1.0pp $-442

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
435 E Water St Urbana, OH	2.0	1.5	930	$945	$1.02	2d	1	1.00mi
125 Berwick Dr Urbana, OH	2.0	1.0	800	$1,050	$1.31	2d	1	1.10mi
716 W Light St Urbana, OH	2.0	1.0	899	$875	$0.97	24d	1	1.13mi
718 W Light St Urbana, OH	2.0	1.0	899	$875	$0.97	20d	1	1.14mi

Listing history 21 events

1. 2026-06-19
   price $180,000 Active 80 DOM
2. 2026-06-18
   days on market $190,000 Active 80 DOM
3. 2026-06-17
   days on market $190,000 Active 79 DOM
4. 2026-06-16
   days on market $190,000 Active 78 DOM
5. 2026-06-15
   days on market $190,000 Active 77 DOM
6. 2026-06-13
   days on market $190,000 Active 75 DOM
7. 2026-06-13
   days on market $190,000 Active 74 DOM
8. 2026-06-10
   days on market $190,000 Active 72 DOM
9. 2026-06-09
   days on market $190,000 Active 71 DOM
10. 2026-06-08
    days on market $190,000 Active 70 DOM
11. 2026-06-07
    days on market $190,000 Active 69 DOM
12. 2026-06-05
    days on market $190,000 Active 66 DOM
13. 2026-06-03
    days on market $190,000 Active 65 DOM
14. 2026-06-02
    days on market $190,000 Active 64 DOM
15. 2026-06-01
    days on market $190,000 Active 63 DOM
16. 2026-05-31
    days on market $190,000 Active 62 DOM
17. 2026-04-23
    price $190,000 395-char remark

    Show marketing remark (398 chars)

    Welcome to this classic 1960 ranch with 3 bedrooms and 1 bath, offering 1,216 sq. ft. of comfortable living space. The home includes a converted garage, creating extra room for a family area, office, or flex space. This home offers tons of potential and it provides a great opportunity to personalize it and make it your own. Plus, enjoy the added benefit of a newer water heater (just 1 year old).

18. 2026-04-23
    price $190,000 398-char remark

    Show marketing remark (398 chars)

    Welcome to this classic 1960 ranch with 3 bedrooms and 1 bath, offering 1,216 sq. ft. of comfortable living space. The home includes a converted garage, creating extra room for a family area, office, or flex space. This home offers tons of potential and it provides a great opportunity to personalize it and make it your own. Plus, enjoy the added benefit of a newer water heater (just 1 year old).

19. 2026-03-30
    listed $199,000 Active 395-char remark

    Show marketing remark (398 chars)

    Welcome to this classic 1960 ranch with 3 bedrooms and 1 bath, offering 1,216 sq. ft. of comfortable living space. The home includes a converted garage, creating extra room for a family area, office, or flex space. This home offers tons of potential and it provides a great opportunity to personalize it and make it your own. Plus, enjoy the added benefit of a newer water heater (just 1 year old).

20. 2026-03-30
    listed $199,000 Active 398-char remark

    Show marketing remark (398 chars)

    Welcome to this classic 1960 ranch with 3 bedrooms and 1 bath, offering 1,216 sq. ft. of comfortable living space. The home includes a converted garage, creating extra room for a family area, office, or flex space. This home offers tons of potential and it provides a great opportunity to personalize it and make it your own. Plus, enjoy the added benefit of a newer water heater (just 1 year old).

21. 1996-04-03
    soldstatus $68,000

ⓘ 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: $803 · $67/mo
• Projected year-2 tax: $1,805 · $150/mo
• Expected delta: +$1,003/yr (+$84/mo · 124.9%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 57% 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,212
• − Mortgage interest: −$10,083
• − Property taxes: −$803
• − Insurance: −$900
• − Repairs & maintenance: −$897
• − Management: −$897
• − Depreciation: −$5,236
• Taxable loss: −$7,604
• Est. tax savings @ 24.0%: +$1,825
• After-tax cash flow: $-2,348/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: Urbana City
• NCES district ID: 3904494
• Math proficiency: 43% ▼ -8.00%
• Reading proficiency: 45% ▼ -11.00%
• Median HH income: $40,461
• Composite: 36.9/100
• National rank: #4545
• State rank: #509 of 656 in OH

Livability — Urbana

• Score: 71/100
• State rank: #404
• US rank: #6676

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Urbana, OH
• County: Champaign · 37,359 people
• Population (ZIP): 19,985
• Household income: $72,500
• Rent vs Own: 26.3% rent · 73.7% own
• Severe rent burden: 8.2

Population outlook (Champaign County) Hauer SSP2

• Today (2025): 36,480 people
• By 2030: 34,790 · -4.6%
• By 2040: 31,082 · -14.8%
• By 2050: 27,217 · -25.4%
• By 2075: 19,156 · -47.5%
• By 2100: 12,690 · -65.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Black 3% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Italian 3% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Champaign

• 2024 margin: Solid R (+50.8) · D 24.1% · R 74.9%
• 2008→2024 swing: -30.9pp toward R · 2008: -19.9pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+47.7 2016: R+44.5 2012: R+20.1 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 24.22%
• Current HPI: 415.85
• 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

+179.4% since first listed

5 events — show timeline

• 2026-04-23 Price Changed $190,000 WRIST
• 2026-04-23 Price Changed $190,000 Dayton MLS
• 2026-03-30 Listed $199,000 Dayton MLS
• 2026-03-30 Listed $199,000 WRIST
• 1996-04-03 Sold (Public Records) $68,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $803 · +0.0% YoY. Source: county tax records.